3104 S Anderson Rd · Big Spring, TX 79720

$174,000

3 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 8 Days on market

Built 1964 1.68 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Country charm with the convenience of town nearby! Situated on 1.68 acres in Coahoma ISD, this spacious 3-bedroom, 2-bath home offers room to spread out with two living areas. One living room has been beautifully updated, along with a renovated bathroom. Enjoy the durability of a metal roof, abundant natural light throughout, and a large covered back porch perfect for relaxing or entertaining. Plenty of space for outdoor activities, animals, or future additions. Don't miss this peaceful country property!

Key facts

• Renovated bathroom
• Metal roof
• Two living areas

Tags

• 1.68 ACRES
• TWO LIVING AREAS
• RENOVATED BATHROOM
• METAL ROOF
• ABUNDANT NATURAL LIGHT
• LARGE COVERED BACK PORCH

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Metal roof; Located on a 1.68-acre lot

Interior

• Kitchen: Electric range
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air; Ceiling fans
• Interior features: Den with fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (1.3% below list).
• Recommended offer: $172k (1.3% below list) — sets the bar for 1% rule.

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-, crime F, 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).

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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $171,723 (1.3% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.4

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-11,142
• Equity at exit: $25,944

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $12,134
• Equity at exit: $15,044

Cash invested: $48,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $268

Break-even live

Break-even rent $1,377

Max offer price $174,000

Occupancy floor 79%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $174,000 Active 8 DOM
2. 2026-06-18
   days on market $174,000 Active 7 DOM
3. 2026-06-17
   days on market $174,000 Active 6 DOM
4. 2026-06-16
   days on market $174,000 Active 5 DOM
5. 2026-06-15
   days on market $174,000 Active 4 DOM
6. 2026-06-14
   days on market $174,000 Active 2 DOM
7. 2026-06-12
   remarks 509-char remark
8. 2026-06-12
   listed $174,000 Active 1 DOM

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $3,184 · $265/mo
• Expected delta: +$1,946/yr (+$162/mo · 157.2%)

ⓘ 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 · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,607
• − Mortgage interest: −$9,747
• − Property taxes: −$1,238
• − Insurance: −$870
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − Depreciation: −$5,062
• Taxable income: $393
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $3,127/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 — 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

1 event — show timeline

• 2026-06-11 Listed $174,000 PBBOR

Property tax history

+2.9%/yr

Latest (2025): $1,238 · +21.6% YoY. Source: county tax records.