214 Peterson · Sand Springs, TX 79720

$170,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 119 Days on market

Built 1994 1.02 ac lot ↓ 5% 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• 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 MLS

Nestled at the end of a quiet street, this charming 3-bedroom, 2-bath home sits on approximately one acre, offering space, privacy, and beautiful West Texas views. The property includes a carport, dedicated laundry room, and two storage sheds for added convenience. With room to spread out and enjoy the peaceful country setting, this home offers a wonderful opportunity to create your own private retreat. Buyer to verify schools, taxes, and all property information.

Key facts

• West texas views
• Carport
• Two storage sheds

Tags

• ONE ACRE
• WEST TEXAS VIEWS
• CARPORT
• DEDICATED LAUNDRY ROOM
• TWO STORAGE SHEDS
• PEACEFUL COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $320 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% 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, schools 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.
• Market conditions: 267 active listings in the ZIP; 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 $5k 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 119 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 8.3

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-7,231
• Equity at exit: $25,348

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $19,699
• Equity at exit: $14,698

Cash invested: $47,600 (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: 267
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$74 /mo · $888/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $320

Break-even live

Break-even rent $1,312

Max offer price $170,000

Occupancy floor 76%

Sensitivity live

Price	-10% $416	-5% $368	+0% $320	+5% $272	+10% $224
Rent	-10% $184	-5% $252	+0% $320	+5% $388	+10% $456
Rate	-1.0pp $406	-0.5pp $363	base $320	+0.5pp $276	+1.0pp $231

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $170,000 Active 119 DOM
2. 2026-06-18
   days on market $170,000 Active 118 DOM
3. 2026-06-17
   days on market $170,000 Active 117 DOM
4. 2026-06-16
   days on market $170,000 Active 116 DOM
5. 2026-06-16
   status $170,000 Active 115 DOM
6. 2026-06-15
   days on market $170,000 Active Under Contract 115 DOM
7. 2026-06-14
   days on market $170,000 Active Under Contract 113 DOM
8. 2026-06-12
   days on market $170,000 Active Under Contract 112 DOM
9. 2026-06-09
   days on market $170,000 Active Under Contract 109 DOM
10. 2026-06-08
    days on market $170,000 Active Under Contract 108 DOM
11. 2026-06-07
    days on market $170,000 Active Under Contract 107 DOM
12. 2026-06-05
    days on market $170,000 Active Under Contract 104 DOM
13. 2026-06-03
    days on market $170,000 Active Under Contract 103 DOM
14. 2026-06-02
    statusdays on market $170,000 Active Under Contract 102 DOM
15. 2026-06-01
    days on market $170,000 Active 101 DOM
16. 2026-05-31
    days on market $170,000 Active 100 DOM
17. 2026-05-30
    days on market $170,000 Active 99 DOM
18. 2026-04-17
    price $170,000 468-char remark

    Show marketing remark (468 chars)

    Nestled at the end of a quiet street, this charming 3-bedroom, 2-bath home sits on approximately one acre, offering space, privacy, and beautiful West Texas views. The property includes a carport, dedicated laundry room, and two storage sheds for added convenience. With room to spread out and enjoy the peaceful country setting, this home offers a wonderful opportunity to create your own private retreat. Buyer to verify schools, taxes, and all property information.

19. 2026-03-20
    price $175,000 468-char remark

    Show marketing remark (468 chars)

    Nestled at the end of a quiet street, this charming 3-bedroom, 2-bath home sits on approximately one acre, offering space, privacy, and beautiful West Texas views. The property includes a carport, dedicated laundry room, and two storage sheds for added convenience. With room to spread out and enjoy the peaceful country setting, this home offers a wonderful opportunity to create your own private retreat. Buyer to verify schools, taxes, and all property information.

20. 2026-02-20
    listed $179,900 Active 468-char remark

    Show marketing remark (468 chars)

    Nestled at the end of a quiet street, this charming 3-bedroom, 2-bath home sits on approximately one acre, offering space, privacy, and beautiful West Texas views. The property includes a carport, dedicated laundry room, and two storage sheds for added convenience. With room to spread out and enjoy the peaceful country setting, this home offers a wonderful opportunity to create your own private retreat. Buyer to verify schools, taxes, and all property information.

21. 2025-12-10
    price $179,000
22. 2020-06-19
    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: $888 · $74/mo
• Projected year-2 tax: $3,111 · $259/mo
• Expected delta: +$2,223/yr (+$185/mo · 250.4%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $20,601
• − Mortgage interest: −$9,523
• − Property taxes: −$888
• − Insurance: −$850
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$4,945
• Taxable income: $1,099
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $3,575/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

• Census place: Sand Springs, TX
• 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

-5.0% since first listed

5 events — show timeline

• 2026-04-17 Price Changed $170,000 PBBOR
• 2026-03-20 Price Changed $175,000 PBBOR
• 2026-02-20 Listed $179,900 PBBOR
• 2025-12-10 Price Changed $179,000 PBBOR
• 2020-06-19 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $888 · -9.7% YoY. Source: county tax records.