406 SE 6th St Unit A-D · Andrews, TX 79714

$319,500

9 bd · 3.9 ba · 3,552 sqft · MultiFamily · 159 Days on market

Built 1982 Fair condition 0.26 ac lot ↓ 3% 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Don't miss out on this amazing investment property! 100% Occupied with wood burning fireplaces, washer/dryer conections. Some units have dishwashers

Key facts

• 0.26 acre lot
• Built 1982
• Listed 158 days

Tags

• WOOD BURNING FIREPLACES
• WASHER DRYER CONNECTIONS
• SOME UNITS HAVE DISHWASHERS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $320k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive. Per door: $216/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $281k (12.0% below list) — sets the bar for market timing.

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: 208 active listings in the ZIP; 72 units permitted in Andrews County in 2024 (48 in 5+ unit buildings).
• At $3,617/mo this rent would consume 60% of the median local household income ($72k/yr) (locally 277% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Andrews County population projected at +90% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.71%
• DSCR: 1.39
• GRM: 7.4

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-10,355
• Equity at exit: $47,638

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $44,466
• Equity at exit: $27,625

Cash invested: $89,460 (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 79714

• Home prices YoY: -18.8%
• Active inventory: 208
• Price-to-rent: 22.1×

Monthly cashflow live

• Estimated rent: $3,617 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,792/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $649

Break-even live

Break-even rent $2,795

Max offer price $319,500

Occupancy floor 77%

Sensitivity live

Price	-10% $870	-5% $760	+0% $649	+5% $539	+10% $429
Rent	-10% $364	-5% $507	+0% $649	+5% $792	+10% $935
Rate	-1.0pp $810	-0.5pp $731	base $649	+0.5pp $567	+1.0pp $482

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$3,618
Total (3 units)			$3,617

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $319,500 Active 159 DOM
2. 2026-06-19
   days on market $319,500 Active 157 DOM
3. 2026-06-18
   days on market $319,500 Active 156 DOM
4. 2026-06-17
   days on market $319,500 Active 155 DOM
5. 2026-06-16
   days on market $319,500 Active 154 DOM
6. 2026-06-15
   days on market $319,500 Active 153 DOM
7. 2026-06-14
   days on market $319,500 Active 151 DOM
8. 2026-06-12
   days on market $319,500 Active 150 DOM
9. 2026-06-09
   days on market $319,500 Active 147 DOM
10. 2026-06-08
    days on market $319,500 Active 146 DOM
11. 2026-06-07
    days on market $319,500 Active 145 DOM
12. 2026-06-03
    days on market $319,500 Active 141 DOM
13. 2026-06-02
    days on market $319,500 Active 140 DOM
14. 2026-06-01
    days on market $319,500 Active 139 DOM
15. 2026-05-31
    days on market $319,500 Active 138 DOM
16. 2026-05-30
    days on market $319,500 Active 137 DOM
17. 2026-04-10
    price $329,500 148-char remark

    Show marketing remark (148 chars)

    Don't miss out on this amazing investment property! 100% Occupied with wood burning fireplaces, washer/dryer conections. Some units have dishwashers

18. 2026-01-13
    listed $339,500 Active 148-char remark

    Show marketing remark (148 chars)

    Don't miss out on this amazing investment property! 100% Occupied with wood burning fireplaces, washer/dryer conections. Some units have dishwashers

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $43,404
• − Mortgage interest: −$17,897
• − Property taxes: −$4,792
• − Insurance: −$1,598
• − Repairs & maintenance: −$3,472
• − Management: −$3,472
• − Depreciation: −$9,295
• Taxable income: $2,878
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $7,103/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 · 7 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its curb appeal and interior condition, with a focus on exterior siding, flooring, and kitchen updates.

Repairs flagged

• Major Exterior siding — Significant wear and tear
• Major Exterior wood — Exposed and damaged
• Major Ground leveling — Uneven and needs repair

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace linoleum flooring — Improves comfort and durability
• Both Upgrade kitchen cabinets — Enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Significant wear and tear	Major	$15,000–50,000
Exterior wood · Exposed and damaged	Major	$15,000–50,000
Ground leveling · Uneven and needs repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace linoleum flooring — Improves comfort and durability ↑
• Both Upgrade kitchen cabinets — Enhances functionality and appeal ↑

ⓘ 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
• County: Andrews County · 18,610 people
• City population: 18,610
• Metro: Andrews, TX
• Population (ZIP): 18,610
• Household income: $72,242
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 277.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (57%)
• Race & ethnicity: Hispanic / Latino 57% White 40% Two or more races 24% Black 2%
• Hispanic origin (detail): Mexican 53%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 15% · Canada
• Languages at home: 60% English-only · Spanish 40%

Political lean MEDSL · Andrews

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -7.2pp toward R · 2008: -65.4pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+69.8 2016: R+62.7 2012: R+63.5 2008: R+65.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.13%
• Current HPI: 216.4244
• Rent YoY: —
• Metro: Andrews, 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

-2.9% since first listed

2 events — show timeline

• 2026-04-10 Price Changed $329,500 ODMLS
• 2026-01-13 Listed $339,500 ODMLS