904 NW 6th St · Andrews, TX 79714

$130,000

3 bd · 2.0 ba · 2,146 sqft · SingleFamily public records · 210 Days on market

Built 1955 8,276 sqft lot $61/sqft · 38% below area Est $211k · 38% under

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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 +19.7/30.0
• ARV discount +15.0/15.0
• 1% rule +7.2/10.0
• DSCR +6.2/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom, 2 bathroom home with den, basement, enclosed porch, playhouse and a updated guest house. The guest house has a water heater, bathroom and living area. Must see this charming home!

Key facts

• 8,276 sq ft lot
• Built 1955
• Listed 209 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (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: 204 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 72 units permitted in Andrews County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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 210 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y ago; this cycle's ask is 53% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.22% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.05%
• DSCR: 1.22
• GRM: 6.8

CMA / ARV

• ARV (median comp): $210,953
• List price: $130,000
• Delta: -38.37%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 NE 3rd St	0.68mi	4/2.0 (+1)	1,830 (-15%)	14mo	$215,000	$117	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-11,160
• Equity at exit: $19,383

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,444
• Equity at exit: $11,240

Cash invested: $36,400 (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: 204
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$362 /mo · $4,347/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $153

Break-even live

Break-even rent $1,390

Max offer price $130,000

Occupancy floor 85%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 NW 12th Pl Andrews, TX	3.0	2.0	1705	$1,875	$1.10	43d	1	0.53mi

Listing history 22 events

1. 2026-06-19
   days on market $130,000 Active 210 DOM
2. 2026-06-18
   days on market $130,000 Active 209 DOM
3. 2026-06-17
   days on market $130,000 Active 208 DOM
4. 2026-06-16
   days on market $130,000 Active 207 DOM
5. 2026-06-15
   days on market $130,000 Active 206 DOM
6. 2026-06-14
   pricedays on market $130,000 Active 204 DOM
7. 2026-06-12
   days on market $160,000 Active 203 DOM
8. 2026-06-09
   days on market $160,000 Active 200 DOM
9. 2026-06-08
   days on market $160,000 Active 199 DOM
10. 2026-06-07
    days on market $160,000 Active 198 DOM
11. 2026-06-03
    days on market $160,000 Active 194 DOM
12. 2026-06-02
    days on market $160,000 Active 193 DOM
13. 2026-06-01
    days on market $160,000 Active 192 DOM
14. 2026-05-31
    days on market $160,000 Active 191 DOM
15. 2026-05-30
    days on market $160,000 Active 190 DOM
16. 2026-04-24
    price $160,000
17. 2026-02-20
    price $185,000
18. 2014-04-30
    soldstatus 200-char remark

    Show marketing remark (200 chars)

    Beautiful 3 bedroom, 2 bathroom home with den, basement, enclosed porch, playhouse and a updated guest house. The guest house has a water heater, bathroom and living area. Must see this charming home!

19. 2013-08-07
    listed $85,050 200-char remark

    Show marketing remark (200 chars)

    Beautiful 3 bedroom, 2 bathroom home with den, basement, enclosed porch, playhouse and a updated guest house. The guest house has a water heater, bathroom and living area. Must see this charming home!

20. 2008-08-22
    soldstatus
21. 2008-08-13
    soldstatus
22. 2008-07-03
    listed $119,900

ⓘ 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: $4,347 · $362/mo
• Projected year-2 tax: $4,347 · $362/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 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,009
• − Mortgage interest: −$7,282
• − Property taxes: −$4,347
• − Insurance: −$650
• − Repairs & maintenance: −$1,521
• − Management: −$1,521
• − Depreciation: −$3,782
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,861/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: 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

+33.4% since first listed

7 events — show timeline

• 2026-04-24 Price Changed $160,000 ODMLS
• 2026-02-20 Price Changed $185,000 ODMLS
• 2014-04-30 Sold (MLS) — ODMLS
• 2013-08-07 Listed $85,050 ODMLS
• 2008-08-22 Sold (Public Records) — Public Records
• 2008-08-13 Sold (MLS) — ODMLS
• 2008-07-03 Listed $119,900 ODMLS

Property tax history

+5.1%/yr

Latest (2025): $4,347 · +14.0% YoY. Source: county tax records.