306 SW 12th St · Andrews, TX 74714

$210,000

3 bd · 3.0 ba · 1,679 sqft · SingleFamily · 127 Days on market

Built 1959 Fair condition 8,276 sqft lot $125/sqft · at area comps Est $211k · at est.

---

Why this score? — see what drove the D 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 +10.3/30.0
• ARV discount +7.7/15.0
• Appreciation +5.0/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Unlock the potential of this three bedroom, three bath home! This home is being sold as-is and needs some cosmetic attention. The kitchen has lots of storage, an island, & a huge pantry/laundry room. Spacious living room with custom built in cabinets. Step down study/office/game room/second living room. RV storage with alley access & electrical hookup attached to a work shop which includes a cellar & electricity. A small storage shed in back yard. Attached double car carport & driveway in front.

Key facts

• Huge pantry
• Alley access
• Step down study

Tags

• HUGE PANTRY
• CUSTOM BUILT IN CABINETS
• STEP DOWN STUDY
• RV STORAGE
• ALLEY ACCESS
• WORK SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.5% below list).
• Recommended offer: $169k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#151 in TX, #4,199 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Andrews ISD (town): math 41% / reading 42% proficiency, ranked #311 of 826 in TX (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 72 units permitted in Andrews County in 2024 (48 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Andrews County population projected at +90% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,092 (19.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $211,086
• List price: $210,000
• Delta: -0.51%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.31×
• Total profit: $17,971
• Equity at exit: $94,425

10-year hold

• IRR: 8.4%
• Equity multiple: 2.26×
• Total profit: $74,346
• Equity at exit: $145,520

Cash invested: $58,800 (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 74714

• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-115

Break-even live

Break-even rent $1,837

Max offer price $193,296

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 NW 12th St Andrews, TX	3.0	2.0	1152	$1,450	$1.26	43d	1	0.41mi
601 NW 12th Pl Andrews, TX	3.0	2.0	1705	$1,875	$1.10	43d	1	0.55mi
200 NW Avenue M Andrews, TX	1.0–3.0	1.0–2.0	900	$1,900	$2.11	43d	12	1.47mi

Listing history 16 events

1. 2026-06-19
   days on market $210,000 Active 127 DOM
2. 2026-06-18
   days on market $210,000 Active 126 DOM
3. 2026-06-17
   days on market $210,000 Active 125 DOM
4. 2026-06-16
   days on market $210,000 Active 124 DOM
5. 2026-06-15
   days on market $210,000 Active 123 DOM
6. 2026-06-14
   days on market $210,000 Active 121 DOM
7. 2026-06-12
   days on market $210,000 Active 120 DOM
8. 2026-06-09
   days on market $210,000 Active 117 DOM
9. 2026-06-08
   days on market $210,000 Active 116 DOM
10. 2026-06-07
    pricedays on market $210,000 Active 115 DOM
11. 2026-06-03
    days on market $214,000 Active 111 DOM
12. 2026-06-02
    days on market $214,000 Active 110 DOM
13. 2026-06-01
    days on market $214,000 Active 109 DOM
14. 2026-05-31
    days on market $214,000 Active 108 DOM
15. 2026-05-30
    days on market $214,000 Active 107 DOM
16. 2026-02-12
    listed $214,000 Active 523-char remark

    Show marketing remark (523 chars)

    Unlock the potential of this three bedroom, three bath home! This home is being sold as-is and needs some cosmetic attention. The kitchen has lots of storage, an island, & a huge pantry/laundry room. Spacious living room with custom built in cabinets. Step down study/office/game room/second living room. RV storage with alley access & electrical hookup attached to a work shop which includes a cellar & electricity. A small storage shed in back yard. Attached double car carport & driveway in front.

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,291
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$6,109
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $-179/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, focusing on painting, updating the kitchen, and landscaping to improve its resale and rental value.

Repairs flagged

• Minor paint — peeling paint in some areas
• Minor kitchen cabinets — wooden cabinets need touch-up

Value-add opportunities

• Resale painting — Fresh paint can make a significant difference in curb appeal
• Resale kitchen cabinets — Updating the cabinets can add value and functionality
• Both landscaping — Landscaping can improve curb appeal and add value
• Both HVAC — Upgrading HVAC can improve comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint in some areas	Minor	$500–3,000
kitchen cabinets · wooden cabinets need touch-up	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale painting — Fresh paint can make a significant difference in curb appeal ↑
• Resale kitchen cabinets — Updating the cabinets can add value and functionality ↑
• Both landscaping — Landscaping can improve curb appeal and add value ↑
• Both HVAC — Upgrading HVAC can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Andrews ISD
• NCES district ID: 4808280
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $59,795
• Composite: 36.68/100
• National rank: #4606
• State rank: #311 of 826 in TX

Livability — Andrews

• Score: 75/100
• State rank: #151
• US rank: #4199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andrews, TX

Population outlook (Andrews County) Hauer SSP2

• Today (2025): 25,215 people
• By 2030: 29,208 · +15.8%
• By 2040: 38,047 · +50.9%
• By 2050: 47,841 · +89.7%
• By 2075: 74,028 · +193.6%
• By 2100: 94,141 · +273.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-02-12 Listed $214,000 ODMLS