6809 E Midway Rd · Sand Springs, TX 79720

$50,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 49 Days on market

Built 1975 0.50 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CALLING ALL INVESTORS!!! This property is situated on a large lot in Coahoma ISD! Property is in need of extensive rehabilitation. Property is not currently livable, but with some work it could be a great investment opportunity or nice home for someone looking to be in the county, but close to town! Features a good floorplan with three bedrooms, one bathroom, living area, kitchen and dining area. There is also a large shop on the property with overhead doors and carport attached to home. Roll up your sleeves and bring this property back to life!! Tons of potential here!

Key facts

• Large lot
• Carport
• Good floorplan

Tags

• LARGE LOT
• GOOD FLOORPLAN
• LARGE SHOP
• CARPORT

Property features AI

Exterior

• Parking: Attached or detached garage with 2 garage spaces; 1-car carport
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence
• Construction: Single-story construction
• Exterior features: Composition roof; Workshop on the property; Half-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No central heating
• Interior features: One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#1,469 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, housing D, amenities F.
• Coahoma ISD (rural): math 25% / reading 32% proficiency, ranked #649 of 826 in TX (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Coahoma El (math 30% / reading 36%, grade F, #2,208 of 4,322 statewide, top 52%, 568 students, 43% FRL); Coahoma J H (math 25% / reading 28%, grade F, #1,200 of 1,662 statewide, top 73%, 256 students, 39% FRL); Coahoma H S (math 5% / reading 32%, grade F, #1,436 of 1,632 statewide, top 88%, 271 students, 33% FRL).
• Market conditions: 266 active listings in the ZIP; 69 units permitted in Howard County in 2024 (5 in 5+ unit buildings).
• This rent runs 30% 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 $346 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• 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 $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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. 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: 3.44% ✓
• Cap rate: 28.94%
• Cash-on-cash: 80.88%
• DSCR: 4.60
• GRM: 2.4

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: 81.1%
• Equity multiple: 4.72×
• Total profit: $52,068
• Equity at exit: $7,455

10-year hold

• IRR: 84.5%
• Equity multiple: 9.79×
• Total profit: $123,010
• Equity at exit: $4,323

Cash invested: $14,000 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $944

Break-even live

Break-even rent $526

Max offer price $50,000

Occupancy floor 40%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $50,000 Active 49 DOM
2. 2026-06-18
   days on market $50,000 Active 48 DOM
3. 2026-06-17
   days on market $50,000 Active 47 DOM
4. 2026-06-16
   days on market $50,000 Active 46 DOM
5. 2026-06-15
   days on market $50,000 Active 45 DOM
6. 2026-06-14
   days on market $50,000 Active 43 DOM
7. 2026-06-12
   days on market $50,000 Active 42 DOM
8. 2026-06-09
   days on market $50,000 Active 39 DOM
9. 2026-06-08
   days on market $50,000 Active 38 DOM
10. 2026-06-07
    days on market $50,000 Active 37 DOM
11. 2026-06-05
    days on market $50,000 Active 34 DOM
12. 2026-06-03
    days on market $50,000 Active 33 DOM
13. 2026-06-02
    days on market $50,000 Active 32 DOM
14. 2026-06-01
    days on market $50,000 Active 31 DOM
15. 2026-05-31
    days on market $50,000 Active 30 DOM
16. 2026-05-30
    days on market $50,000 Active 29 DOM
17. 2026-05-01
    listed $50,000 Active 576-char remark
18. 2004-07-27
    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: $1,585 · $132/mo
• Projected year-2 tax: $1,585 · $132/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,640
• − Mortgage interest: −$2,801
• − Property taxes: −$1,585
• − Insurance: −$250
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$1,455
• Taxable income: $11,247
• Est. tax owed @ 24.0%: −$2,699
• After-tax cash flow: $8,625/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: Coahoma ISD
• NCES district ID: 4814490
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 32% ▼ -7.00%
• Median HH income: $49,651
• Composite: 24.9/100
• National rank: #7579
• State rank: #649 of 826 in TX

Livability — Sand Springs

• Score: 51/100
• State rank: #1469
• US rank: #25143

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing D Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Howard County · 29,936 people
• 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

2 events — show timeline

• 2026-05-01 Listed $50,000 PBBOR
• 2004-07-27 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,585 · +21.7% YoY. Source: county tax records.