4608 Wasson Rd · Big Spring, TX 79720

$104,609

2 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 296 Days on market

Built 1950 0.56 ac lot $78/sqft · 36% below area Est $162k · 36% under ↓ 5% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New listing ON A LARGE LOT! Take a look this one-story home in Big Spring, Texas. It features 2 bedrooms, 1 bathroom, a BIG COVERED PORCH and approximately 608 square feet of living space. Positioned on over half an acre of land, this property provides plenty of outdoor space. The property is conveniently located off I-87 and just minutes away from many convenience stores. It is being sold AS IS and despite needing repairs it has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call us make sure to ask about other properties that we may have for sale in the Big Spring area.

Key facts

• Big covered porch
• Large lot
• Outdoor space

Tags

• LARGE LOT
• BIG COVERED PORCH
• OUTDOOR SPACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (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.
• Forsan ISD (rural): math 39% / reading 46% proficiency, ranked #259 of 826 in TX (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• 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 $723 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $92,055 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1950 — 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: 1.32% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (median comp): $162,485
• List price: $104,609
• Delta: -35.62%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $12,583
• Equity at exit: $15,598

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $48,885
• Equity at exit: $9,045

Cash invested: $29,291 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$549
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $464

Break-even live

Break-even rent $796

Max offer price $104,609

Occupancy floor 61%

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: $26,152
• Closing costs: $3,138
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3304 West St Big Spring, TX	3.0	1.0	1520	$1,119	$0.74	3d	1	1.48mi

Listing history 17 events

1. 2026-06-19
   days on market $104,609 Active 296 DOM
2. 2026-06-18
   days on market $104,609 Active 295 DOM
3. 2026-06-17
   days on market $104,609 Active 294 DOM
4. 2026-06-16
   days on market $104,609 Active 293 DOM
5. 2026-06-15
   days on market $104,609 Active 292 DOM
6. 2026-06-14
   days on market $104,609 Active 290 DOM
7. 2026-06-12
   days on market $104,609 Active 289 DOM
8. 2026-06-09
   days on market $104,609 Active 286 DOM
9. 2026-06-08
   days on market $104,609 Active 285 DOM
10. 2026-06-07
    days on market $104,609 Active 284 DOM
11. 2026-06-05
    days on market $104,609 Active 281 DOM
12. 2026-06-02
    days on market $104,609 Active 279 DOM
13. 2026-06-01
    days on market $104,609 Active 278 DOM
14. 2026-05-31
    days on market $104,609 Active 277 DOM
15. 2026-05-30
    days on market $104,609 Active 276 DOM
16. 2026-02-19
    price $104,609 782-char remark

    Show marketing remark (782 chars)

    New listing ON A LARGE LOT! Take a look this one-story home in Big Spring, Texas. It features 2 bedrooms, 1 bathroom, a BIG COVERED PORCH and approximately 608 square feet of living space. Positioned on over half an acre of land, this property provides plenty of outdoor space. The property is conveniently located off I-87 and just minutes away from many convenience stores. It is being sold AS IS and despite needing repairs it has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call us make sure to ask about other properties that we may have for sale in the Big Spring area.

17. 2025-08-27
    listed $109,609 Active 782-char remark

    Show marketing remark (782 chars)

    New listing ON A LARGE LOT! Take a look this one-story home in Big Spring, Texas. It features 2 bedrooms, 1 bathroom, a BIG COVERED PORCH and approximately 608 square feet of living space. Positioned on over half an acre of land, this property provides plenty of outdoor space. The property is conveniently located off I-87 and just minutes away from many convenience stores. It is being sold AS IS and despite needing repairs it has great potential. WE MAKE IT EASY TO OWN. This is a great opportunity! Don't wait, call us today to get more information on the owner's easy terms and smooth process that may be able to put the deed in your name and make this your dream home. When you call us make sure to ask about other properties that we may have for sale in the Big Spring area.

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: +$1,477/yr (+$123/mo · 337.6%)

ⓘ 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 6/10 Major 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: $16,601
• − Mortgage interest: −$5,860
• − Property taxes: −$437
• − Insurance: −$523
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,043
• Taxable income: $4,082
• Est. tax owed @ 24.0%: −$980
• After-tax cash flow: $4,592/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: Forsan ISD
• NCES district ID: 4819620
• Math proficiency: 39% ▼ -8.00%
• Reading proficiency: 46% ▼ -8.00%
• Median HH income: $72,975
• Composite: 38.74/100
• National rank: #4128
• State rank: #259 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

• 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

-4.6% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $104,609 HARMLS
• 2025-08-27 Listed $109,609 HARMLS

Property tax history

-5.0%/yr

Latest (2025): $437 · -69.4% YoY. Source: county tax records.