608 S Bell St · Big Spring, TX 79720

$79,000

3 bd · 1.0 ba · 1,077 sqft · MultiFamily public records · 195 Days on market

Built 1930 6,490 sqft lot $73/sqft · 12% below area Est $117k · 32% under ↓ 10% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Sweet home has 3 bedrooms 1 full bath. Spacious living. Recently updated kitchen. Central HVAC plus ceiling fans. Fenced front and back yards, with off-street parking. New roof installed November 2025. Updated plumbing. Back yard has old 2-car garage with small apartment offering income potential!. The garage and apt have rear alley access. Home has freshly painted exterior. New roof with Class 4 hail resistant shingles. Updated plumbing. Central HVAC plus ceiling fans. Updated kitchen with cooktop, double oven, and refrigerator. 3 bedroom, 1 bath. Third bedroom could also be used as a dining room. Fenced yard and off-street parking. Bonus: Separate building in rear of property with alley access. Needs work but was previously used as a garage and living quarters. Seller to retain mineral rights.

Key facts

• Updated kitchen
• Rear alley access
• Off-street parking

Tags

• UPDATED KITCHEN
• FENCED FRONT AND BACK YARDS
• OFF-STREET PARKING
• REAR ALLEY ACCESS
• SEPARATE BUILDING IN REAR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $79k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $79k).
• Recommended offer: $70k (12.0% 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-, schools F, crime F.
• Big Spring ISD (town): math 29% / reading 30% proficiency, ranked #641 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 266 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).
• This rent runs 45% 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.24% ✓
• Cap rate: 27.92%
• Cash-on-cash: 77.24%
• DSCR: 4.44
• GRM: 2.6

CMA / ARV

• ARV (median comp): $117,000
• List price: $79,000
• Delta: -32.48%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 77.3%
• Equity multiple: 4.52×
• Total profit: $77,947
• Equity at exit: $11,779

10-year hold

• IRR: 80.9%
• Equity multiple: 9.36×
• Total profit: $184,927
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.1×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$152 /mo · $1,827/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $1,424

Break-even live

Break-even rent $759

Max offer price $79,000

Occupancy floor 39%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,560
Total (2 units)			$2,561

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
816 W 7th St Big Spring, TX	2.0	1.0	891	$1,300	$1.46	43d	1	0.25mi
902 Scurry St Unit F Big Spring, TX	3.0	1.0	975	$1,000	$1.03	20d	1	0.32mi
406 Goliad St Big Spring, TX	3.0	1.0	1092	$2,500	$2.29	24d	1	0.61mi
614 Ridgelea Dr Big Spring, TX	3.0	1.0	1100	$1,280	$1.16	4d	1	0.98mi
2111 Runnels St Unit 1 Big Spring, TX	3.0	1.0	1216	$1,400	$1.15	43d	1	1.14mi
2111 Runnels St Unit 1 Big Spring, TX	3.0	1.0	1216	$1,300	$1.07	12d	1	1.14mi
1009 E 15th St Big Spring, TX	2.0	2.0	1486	$1,350	$0.91	24d	1	1.21mi
801 W Marcy Dr Big Spring, TX	2.0	2.0	1276	$1,166	$0.91	12d	1	1.34mi
1404 Wood St Big Spring, TX	3.0	1.0	964	$2,500	$2.59	24d	1	1.39mi
2609 Wasson Rd Unit 55 Big Spring, TX	2.0	1.0	990	$830	$0.84	12d	1	1.50mi

Listing history 18 events

1. 2026-06-19
   days on market $79,000 Active 195 DOM
2. 2026-06-18
   days on market $79,000 Active 194 DOM
3. 2026-06-17
   days on market $79,000 Active 193 DOM
4. 2026-06-16
   days on market $79,000 Active 192 DOM
5. 2026-06-15
   days on market $79,000 Active 191 DOM
6. 2026-06-14
   days on market $79,000 Active 189 DOM
7. 2026-06-12
   days on market $79,000 Active 188 DOM
8. 2026-06-09
   days on market $79,000 Active 185 DOM
9. 2026-06-08
   days on market $79,000 Active 184 DOM
10. 2026-06-07
    days on market $79,000 Active 183 DOM
11. 2026-06-05
    days on market $79,000 Active 180 DOM
12. 2026-06-02
    days on market $79,000 Active 178 DOM
13. 2026-06-01
    days on market $79,000 Active 177 DOM
14. 2026-05-31
    price $79,000 Active 176 DOM
15. 2026-05-31
    days on market $89,000 Active 176 DOM
16. 2026-05-30
    days on market $89,000 Active 175 DOM
17. 2026-04-18
    price $89,000 807-char remark

    Show marketing remark (807 chars)

    Sweet home has 3 bedrooms 1 full bath. Spacious living. Recently updated kitchen. Central HVAC plus ceiling fans. Fenced front and back yards, with off-street parking. New roof installed November 2025. Updated plumbing. Back yard has old 2-car garage with small apartment offering income potential!. The garage and apt have rear alley access. Home has freshly painted exterior. New roof with Class 4 hail resistant shingles. Updated plumbing. Central HVAC plus ceiling fans. Updated kitchen with cooktop, double oven, and refrigerator. 3 bedroom, 1 bath. Third bedroom could also be used as a dining room. Fenced yard and off-street parking. Bonus: Separate building in rear of property with alley access. Needs work but was previously used as a garage and living quarters. Seller to retain mineral rights.

18. 2025-12-06
    listed $99,000 Active 807-char remark

    Show marketing remark (807 chars)

    Sweet home has 3 bedrooms 1 full bath. Spacious living. Recently updated kitchen. Central HVAC plus ceiling fans. Fenced front and back yards, with off-street parking. New roof installed November 2025. Updated plumbing. Back yard has old 2-car garage with small apartment offering income potential!. The garage and apt have rear alley access. Home has freshly painted exterior. New roof with Class 4 hail resistant shingles. Updated plumbing. Central HVAC plus ceiling fans. Updated kitchen with cooktop, double oven, and refrigerator. 3 bedroom, 1 bath. Third bedroom could also be used as a dining room. Fenced yard and off-street parking. Bonus: Separate building in rear of property with alley access. Needs work but was previously used as a garage and living quarters. Seller to retain mineral rights.

ⓘ 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: $1,827 · $152/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $30,732
• − Mortgage interest: −$4,425
• − Property taxes: −$1,827
• − Insurance: −$395
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$2,298
• Taxable income: $16,869
• Est. tax owed @ 24.0%: −$4,049
• After-tax cash flow: $13,036/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: Big Spring ISD
• NCES district ID: 4810200
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 30% ▲ 4.00%
• Median HH income: $42,916
• Composite: 25.11/100
• National rank: #7529
• State rank: #641 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

• Census place: Big Spring, TX
• 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

-10.1% since first listed

2 events — show timeline

• 2026-04-18 Price Changed $89,000 Unlock MLS
• 2025-12-06 Listed $99,000 Unlock MLS

Property tax history

+17.3%/yr

Latest (2025): $1,827 · +9.5% YoY. Source: county tax records.