602 S Bell St · Big Spring, TX 79721

$102,000

2 bd · 1.0 ba · 704 sqft · SingleFamily public records · 70 Days on market

Built 1923 5,750 sqft lot $145/sqft · 116% above area ↓ 8% 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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 2 bed / 1 bath home with recent updates including a new roof, windows, stucco, and fresh exterior paint. Inside, you'll find beautiful hardwood floors, spacious bedrooms, and plenty of character throughout. This low-maintenance property is ideal for an owner-occupant or investor. Opportunity to purchase with neighboring properties to expand your rental portfolio. Call today!

Key facts

• 5,750 sq ft lot
• Built 1923
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $96k (6.0% 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: 1 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($705 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $95,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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 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: 1.17% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $47,125
• List price: $102,000
• Delta: 116.44%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 2.07×
• Total profit: $30,541
• Equity at exit: $45,864

10-year hold

• IRR: 20.1%
• Equity multiple: 3.91×
• Total profit: $83,120
• Equity at exit: $70,681

Cash invested: $28,560 (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 79721

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,191 high
• Mortgage (P&I): −$535
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $287

Break-even live

Break-even rent $828

Max offer price $102,000

Occupancy floor 71%

Sensitivity live

Price	-10% $345	-5% $316	+0% $287	+5% $258	+10% $229
Rent	-10% $193	-5% $240	+0% $287	+5% $334	+10% $381
Rate	-1.0pp $338	-0.5pp $313	base $287	+0.5pp $260	+1.0pp $233

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 N San Antonio St Unit B Big Spring, TX	1.0	1.0	600	$1,700	$2.83	18d	1	0.85mi
2105 S Main St Unit G Big Spring, TX	1.0	1.0	500	$1,200	$2.40	44d	1	1.08mi
2107 S Main St Unit D Big Spring, TX	1.0	1.0	500	$1,000	$2.00	25d	1	1.09mi
1009 E 15th St Unit B Big Spring, TX	1.0	1.0	350	$800	$2.29	44d	1	1.21mi
2609 Wasson Rd Unit 38 Big Spring, TX	1.0	1.0	630	$800	$1.27	13d	1	1.50mi

Listing history 19 events

1. 2026-06-19
   days on market $102,000 Active 70 DOM
2. 2026-06-18
   days on market $102,000 Active 69 DOM
3. 2026-06-17
   days on market $102,000 Active 68 DOM
4. 2026-06-16
   days on market $102,000 Active 67 DOM
5. 2026-06-16
   price $102,000 Active 66 DOM
6. 2026-06-15
   days on market $108,000 Active 66 DOM
7. 2026-06-14
   days on market $108,000 Active 64 DOM
8. 2026-06-12
   days on market $108,000 Active 63 DOM
9. 2026-06-09
   days on market $108,000 Active 60 DOM
10. 2026-06-08
    days on market $108,000 Active 59 DOM
11. 2026-06-07
    days on market $108,000 Active 58 DOM
12. 2026-06-05
    days on market $108,000 Active 55 DOM
13. 2026-06-02
    days on market $108,000 Active 53 DOM
14. 2026-06-01
    days on market $108,000 Active 52 DOM
15. 2026-05-31
    days on market $108,000 Active 51 DOM
16. 2026-05-30
    days on market $108,000 Active 50 DOM
17. 2026-05-04
    price $108,000 386-char remark

    Show marketing remark (386 chars)

    Charming 2 bed / 1 bath home with recent updates including a new roof, windows, stucco, and fresh exterior paint. Inside, you'll find beautiful hardwood floors, spacious bedrooms, and plenty of character throughout. This low-maintenance property is ideal for an owner-occupant or investor. Opportunity to purchase with neighboring properties to expand your rental portfolio. Call today!

18. 2026-04-10
    listed $118,000 Active 386-char remark

    Show marketing remark (386 chars)

    Charming 2 bed / 1 bath home with recent updates including a new roof, windows, stucco, and fresh exterior paint. Inside, you'll find beautiful hardwood floors, spacious bedrooms, and plenty of character throughout. This low-maintenance property is ideal for an owner-occupant or investor. Opportunity to purchase with neighboring properties to expand your rental portfolio. Call today!

19. 2023-03-31
    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: $920 · $77/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$947/yr (+$79/mo · 102.9%)

ⓘ 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: $14,292
• − Mortgage interest: −$5,714
• − Property taxes: −$920
• − Insurance: −$510
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$2,967
• Taxable income: $1,894
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,987/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
• City population: 29,936
• Population (ZIP): 466

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: Predominantly Hispanic (85%)
• Race & ethnicity: Hispanic / Latino 85% Two or more races 11% White 7% Black 3%
• Hispanic origin (detail): Mexican 49% Cuban 2%
• Common ancestry: Serbian 3% Subsaharan African 3% Lithuanian 1%
• Foreign-born: 73% · Canada, Jamaica, Guatemala
• Languages at home: 14% English-only · Spanish 83% French/Haitian/Cajun 1% German/W. Germanic 1%

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: —
• 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

-8.5% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $108,000 PBBOR
• 2026-04-10 Listed $118,000 PBBOR
• 2023-03-31 Sold (Public Records) — Public Records

Property tax history

+12.9%/yr

Latest (2025): $920 · +9.5% YoY. Source: county tax records.