606 San Jacinto St · Big Spring, TX 79720

$149,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 352 Days on market

Built 2019 Average condition 7,013 sqft lot ↓ 13% 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover modern comfort in this 2019-built 3-bedroom, 2-bathroom double mobile home in Big Spring, Texas! Featuring 1,792 sq. ft. of open-concept living space on a 0.161-acre lot, this all-electric home is designed for convenience and style. Property includes a utility room, ceiling fans throughout, and a fenced yard. Please note, mineral rights are reserved. Don't wait—schedule your showing today and make this your next home!

Key facts

• Utility room
• Fenced yard
• 7,013 sq ft lot

Tags

• OPEN-CONCEPT LIVING SPACE
• UTILITY ROOM
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (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; 1 comparable units currently listed for rent nearby; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 7.7

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,695
• Equity at exit: $22,216

10-year hold

• IRR: 2.7%
• Equity multiple: 1.19×
• Total profit: $8,116
• Equity at exit: $12,883

Cash invested: $41,720 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$212 /mo · $2,546/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $211

Break-even live

Break-even rent $1,336

Max offer price $149,000

Occupancy floor 82%

Sensitivity live

Price	-10% $295	-5% $253	+0% $211	+5% $168	+10% $126
Rent	-10% $84	-5% $147	+0% $211	+5% $274	+10% $337
Rate	-1.0pp $286	-0.5pp $248	base $211	+0.5pp $172	+1.0pp $133

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
801 W Marcy Dr Big Spring, TX	2.0	2.0	1276	$1,166	$0.91	13d	1	1.31mi

Listing history 5 events

1. 2026-04-24
   price $149,000 436-char remark

   Show marketing remark (436 chars)

   Discover modern comfort in this 2019-built 3-bedroom, 2-bathroom double mobile home in Big Spring, Texas! Featuring 1,792 sq. ft. of open-concept living space on a 0.161-acre lot, this all-electric home is designed for convenience and style. Property includes a utility room, ceiling fans throughout, and a fenced yard. Please note, mineral rights are reserved. Don't wait—schedule your showing today and make this your next home!

2. 2025-11-13
   price $165,000 436-char remark

   Show marketing remark (436 chars)

   Discover modern comfort in this 2019-built 3-bedroom, 2-bathroom double mobile home in Big Spring, Texas! Featuring 1,792 sq. ft. of open-concept living space on a 0.161-acre lot, this all-electric home is designed for convenience and style. Property includes a utility room, ceiling fans throughout, and a fenced yard. Please note, mineral rights are reserved. Don't wait—schedule your showing today and make this your next home!

3. 2025-06-09
   listed $174,000 Active 436-char remark

   Show marketing remark (436 chars)

   Discover modern comfort in this 2019-built 3-bedroom, 2-bathroom double mobile home in Big Spring, Texas! Featuring 1,792 sq. ft. of open-concept living space on a 0.161-acre lot, this all-electric home is designed for convenience and style. Property includes a utility room, ceiling fans throughout, and a fenced yard. Please note, mineral rights are reserved. Don't wait—schedule your showing today and make this your next home!

4. 2024-07-17
   price $165,000
5. 2024-04-16
   price $172,000

ⓘ 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: $2,546 · $212/mo
• Projected year-2 tax: $2,727 · $227/mo
• Expected delta: +$180/yr (+$15/mo · 7.1%)

ⓘ 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 · 23 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: $19,233
• − Mortgage interest: −$8,346
• − Property taxes: −$2,546
• − Insurance: −$745
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$4,335
• Taxable income: $184
• Est. tax owed @ 24.0%: −$44
• After-tax cash flow: $2,482/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

Average 55/100 Cosmetic rehab

This 2019-built mobile home in Big Spring, Texas, offers a good starting point for a cosmetic renovation. With minor repairs and updates, it can significantly increase its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance
• Minor Exterior siding — Weathered appearance
• Minor Hardwood floors — Signs of wear
• Minor Paint — Faded appearance
• Minor Windows — Not new

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Landscaping and yard maintenance — Improves curb appeal and enhances property value
• Both New flooring — Enhances interior aesthetics and increases value
• Both New windows — Improves energy efficiency and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Hardwood floors · Signs of wear	Minor	$500–3,000
Paint · Faded appearance	Minor	$500–3,000
Windows · Not new	Minor	$500–3,000
Total estimated repair cost · 6 items		$3,000–18,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — Improves curb appeal and enhances property value ↑
• Both New flooring — Enhances interior aesthetics and increases value ↑
• Both New windows — Improves energy efficiency and enhances curb 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: 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

-13.4% since first listed

5 events — show timeline

• 2026-04-24 Price Changed $149,000 PBBOR
• 2025-11-13 Price Changed $165,000 PBBOR
• 2025-06-09 Listed $174,000 PBBOR
• 2024-07-17 Price Changed $165,000 PBBOR
• 2024-04-16 Price Changed $172,000 PBBOR

Property tax history

+1.6%/yr

Latest (2025): $2,546 · +15.2% YoY. Source: county tax records.