5807 Walter Rd · Big Spring, TX 79720

$163,000

4 bd · 1.0 ba · 1,932 sqft · SingleFamily public records · 26 Days on market

Built 1967 1.57 ac lot ↓ 24% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Seller!! Spacious 2-4BR (two of the bedrooms do not have a closet), 1-bath home situated on 1.57 unrestricted acres in Coahoma ISD. This property offers incredible potential for horse owners, RV parking, or additional outdoor living. Updates completed in 2021 per seller include HVAC, electrical, PEX plumbing, windows, patio doors, split unit, metal roof, subfloors, and laminate flooring for added peace of mind. Property features fenced pastures, up to 3 horses, a large storage building, a water well with a new pump installed in 4/2025, plus access to city water. Appraised 2025- $235K

Key facts

• Hvac
• Rv parking
• Pex plumbing

Tags

• UNRESTRICTED ACRES
• POTENTIAL FOR HORSE OWNERS
• RV PARKING
• OUTDOOR LIVING
• HVAC
• PEX PLUMBING

Property features AI

Exterior

• Security: Security system; Smoke detectors
• Utilities: Public and private well water available; Septic tank sewer
• Home design: Single Family Residence; One story
• Construction: Brick veneer construction; Metal roof; Slab foundation; Built on a 1.57-acre lot
• Exterior features: Covered patio/porch; Wood fencing; Shed(s); Workshop

Interior

• Kitchen: Gas Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Gas Range; Refrigerator; Gas Water Heater; Carpet flooring; Vinyl flooring
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $161k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#948 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Coahoma ISD (rural): math 25% / reading 32% proficiency, ranked #649 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Coahoma El (math 30% / reading 36%, grade F, #2,208 of 4,322 statewide, top 52%, 568 students, 43% FRL); Coahoma J H (math 25% / reading 28%, grade F, #1,200 of 1,662 statewide, top 73%, 256 students, 39% FRL); Coahoma H S (math 5% / reading 32%, grade F, #1,436 of 1,632 statewide, top 88%, 271 students, 33% FRL).
• Market conditions: 266 active listings in the ZIP; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).
• This rent runs 34% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Howard County population projected at +42% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($161k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,555 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.81%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $7,012
• Equity at exit: $24,304

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $49,072
• Equity at exit: $14,093

Cash invested: $45,640 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 79720

• Active inventory: 266
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$855
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $525

Break-even live

Break-even rent $1,310

Max offer price $163,000

Occupancy floor 68%

Sensitivity live

Price	-10% $617	-5% $571	+0% $525	+5% $479	+10% $433
Rent	-10% $369	-5% $447	+0% $525	+5% $603	+10% $681
Rate	-1.0pp $607	-0.5pp $567	base $525	+0.5pp $483	+1.0pp $440

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $163,000 Active 26 DOM
2. 2026-06-18
   days on market $163,000 Active 25 DOM
3. 2026-06-17
   days on market $163,000 Active 24 DOM
4. 2026-06-17
   price $163,000 Active 23 DOM
5. 2026-06-16
   days on market $168,000 Active 23 DOM
6. 2026-06-16
   remarks 600-char remark
7. 2026-06-15
   days on market $168,000 Active 22 DOM
8. 2026-06-14
   days on market $168,000 Active 20 DOM
9. 2026-06-12
   days on market $168,000 Active 19 DOM
10. 2026-06-09
    days on market $168,000 Active 16 DOM
11. 2026-06-08
    days on market $168,000 Active 15 DOM
12. 2026-06-07
    days on market $168,000 Active 14 DOM
13. 2026-06-05
    days on market $168,000 Active 11 DOM
14. 2026-06-03
    days on market $168,000 Active 10 DOM
15. 2026-06-02
    days on market $168,000 Active 9 DOM
16. 2026-06-01
    days on market $168,000 Active 8 DOM
17. 2026-05-31
    days on market $168,000 Active 7 DOM
18. 2026-05-30
    days on market $168,000 Active 6 DOM
19. 2026-05-24
    listed $168,000 Active
20. 2026-03-22
    price $199,999
21. 2026-02-18
    price $205,000
22. 2026-01-14
    price $210,000
23. 2025-09-18
    price $215,000
24. 2025-05-22
    price $220,000
25. 2023-01-18
    soldstatus
26. 2021-08-27
    soldstatus

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,342 · $112/mo
• Projected year-2 tax: $2,983 · $249/mo
• Expected delta: +$1,641/yr (+$137/mo · 122.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,693
• − Mortgage interest: −$9,131
• − Property taxes: −$1,342
• − Insurance: −$815
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,742
• Taxable income: $3,872
• Est. tax owed @ 24.0%: −$929
• After-tax cash flow: $5,373/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Coahoma ISD
• NCES district ID: 4814490
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,651
• Composite: 24.9/100
• National rank: #7579
• State rank: #649 of 826 in TX

Livability — Big Spring

• Score: 62/100
• State rank: #948
• US rank: #16886

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Howard County · 29,936 people
• City population: 29,936
• Metro: Big Spring, TX
• Population (ZIP): 29,936
• Household income: $68,785
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 638.0

Population outlook (Howard County) Hauer SSP2

• Today (2025): 43,396 people
• By 2030: 46,792 · +7.8%
• By 2040: 54,096 · +24.7%
• By 2050: 61,707 · +42.2%
• By 2075: 79,809 · +83.9%
• By 2100: 87,385 · +101.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 45% White 45% Two or more races 17% Black 5% Asian 1%
• Hispanic origin (detail): Mexican 37%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 71% English-only · Spanish 28%

Political lean MEDSL · Howard

• 2024 margin: Solid R (+62.8) · D 18.2% · R 81.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -46.3pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+58.4 2016: R+56.0 2012: R+58.2 2008: R+46.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.13%
• Current HPI: 140.8159
• Rent YoY: —
• Metro: Big Spring, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

-23.6% since first listed

8 events — show timeline

• 2026-05-24 Listed $168,000 PBBOR
• 2026-03-22 Price Changed $199,999 PBBOR
• 2026-02-18 Price Changed $205,000 PBBOR
• 2026-01-14 Price Changed $210,000 PBBOR
• 2025-09-18 Price Changed $215,000 PBBOR
• 2025-05-22 Price Changed $220,000 PBBOR
• 2023-01-18 Sold (Public Records) — Public Records
• 2021-08-27 Sold (Public Records) — Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,342 · +21.7% YoY. Source: county tax records.