602 Caylor Dr · Big Spring, TX 79720

$90,000

3 bd · 1.0 ba · 1,269 sqft · SingleFamily public records · 71 Days on market

Built 1950 0.26 ac lot $71/sqft · 113% above area ↓ 28% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

CUTE! CUTE! CUTE! 3 BEDROOM 1 BATH 2 LIVING AREAS 1 DINING AREA 1 CAR GARAGE WITH HUGE BACKYARD UPDATES INCLUDE NEW ROOF, NEW WINDOWS, NEW CENTRAL HVAC, APPLIANCES, PAINT, REFINISHED WOOD FLOORS & NEW FLOORING! DOWN PAYMENT ASSISTANCE IS AVAILABLE FOR LOW INCOME QUALIFYING BUYER. CALL YOUR AGENT TODAY TO SEE THIS FABULOUS PROPERTY! IT IS A MUST SEE!

Key facts

• New flooring
• Huge backyard
• New central hvac

Tags

• HUGE BACKYARD
• NEW ROOF
• NEW WINDOWS
• NEW CENTRAL HVAC
• NEW APPLIANCES
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% 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.
• Big Spring ISD (town): math 29% / reading 30% proficiency, ranked #641 of 826 in TX (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 266 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $622 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($85k) 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 $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.75% ✓
• Cap rate: 13.90%
• Cash-on-cash: 27.18%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

• ARV (median comp): $42,326
• List price: $90,000
• Delta: 112.63%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 1.87×
• Total profit: $21,832
• Equity at exit: $13,419

10-year hold

• IRR: 29.3%
• Equity multiple: 3.62×
• Total profit: $66,061
• Equity at exit: $7,782

Cash invested: $25,200 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,578 high
• Mortgage (P&I): −$472
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $571

Break-even live

Break-even rent $856

Max offer price $90,000

Occupancy floor 59%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
614 Ridgelea Dr Big Spring, TX	3.0	1.0	1100	$1,280	$1.16	4d	1	0.13mi
406 Goliad St Big Spring, TX	3.0	1.0	1092	$2,500	$2.29	24d	1	0.29mi
1206 E 11th Pl Big Spring, TX	3.0	2.0	1674	$1,700	$1.02	24d	1	0.64mi
902 Scurry St Unit F Big Spring, TX	3.0	1.0	975	$1,000	$1.03	20d	1	0.68mi
1404 Wood St Big Spring, TX	3.0	1.0	964	$2,500	$2.59	24d	1	0.68mi
1009 E 15th St Big Spring, TX	2.0	2.0	1486	$1,350	$0.91	24d	1	0.78mi
816 W 7th St Big Spring, TX	2.0	1.0	891	$1,300	$1.46	43d	1	1.12mi
2111 Runnels St Unit 1 Big Spring, TX	3.0	1.0	1216	$1,400	$1.15	43d	1	1.30mi
2111 Runnels St Unit 1 Big Spring, TX	3.0	1.0	1216	$1,300	$1.07	12d	1	1.30mi

Listing history 8 events

1. 2026-06-01
   status $90,000 Pending 71 DOM
2. 2026-05-31
   days on market $90,000 Active Under Contract 71 DOM
3. 2026-05-30
   days on market $90,000 Active Under Contract 70 DOM
4. 2026-05-11
   historical Active Under Contract 357-char remark

   Show marketing remark (357 chars)

   CUTE! CUTE! CUTE! 3 BEDROOM 1 BATH 2 LIVING AREAS 1 DINING AREA 1 CAR GARAGE WITH HUGE BACKYARD UPDATES INCLUDE NEW ROOF, NEW WINDOWS, NEW CENTRAL HVAC, APPLIANCES, PAINT, REFINISHED WOOD FLOORS & NEW FLOORING! DOWN PAYMENT ASSISTANCE IS AVAILABLE FOR LOW INCOME QUALIFYING BUYER. CALL YOUR AGENT TODAY TO SEE THIS FABULOUS PROPERTY! IT IS A MUST SEE!

5. 2026-03-21
   listed $90,000 Active 357-char remark

   Show marketing remark (357 chars)

   CUTE! CUTE! CUTE! 3 BEDROOM 1 BATH 2 LIVING AREAS 1 DINING AREA 1 CAR GARAGE WITH HUGE BACKYARD UPDATES INCLUDE NEW ROOF, NEW WINDOWS, NEW CENTRAL HVAC, APPLIANCES, PAINT, REFINISHED WOOD FLOORS & NEW FLOORING! DOWN PAYMENT ASSISTANCE IS AVAILABLE FOR LOW INCOME QUALIFYING BUYER. CALL YOUR AGENT TODAY TO SEE THIS FABULOUS PROPERTY! IT IS A MUST SEE!

6. 2026-03-09
   price $115,000
7. 2025-11-06
   price $125,000
8. 2021-02-10
   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: $1,998 · $167/mo
• Projected year-2 tax: $1,998 · $167/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 FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,940
• − Mortgage interest: −$5,041
• − Property taxes: −$1,998
• − Insurance: −$450
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$2,618
• Taxable income: $5,802
• Est. tax owed @ 24.0%: −$1,392
• After-tax cash flow: $5,458/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: Big Spring ISD
• NCES district ID: 4810200
• Math proficiency: 29% ▼ -1.00%
• Reading proficiency: 30% ▲ 4.00%
• Median HH income: $42,916
• Composite: 25.11/100
• National rank: #7529
• State rank: #641 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

• Census place: Big Spring, TX
• 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

-28.0% since first listed

5 events — show timeline

• 2026-05-11 Contingent — PBBOR
• 2026-03-21 Listed $90,000 PBBOR
• 2026-03-09 Price Changed $115,000 PBBOR
• 2025-11-06 Price Changed $125,000 PBBOR
• 2021-02-10 Sold (Public Records) — Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,998 · +9.6% YoY. Source: county tax records.