1108 Stanford · Big Spring, TX 79720

$87,500

2 bd · 1.0 ba · 993 sqft · SingleFamily public records · 249 Days on market

Built 1952 6,970 sqft lot $88/sqft · 17% below area Est $137k · 36% under

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Just Listed! This beautifully remodeled 2-bed, 1-bath home is currently rented with a tenant paying $900 month plus utilities. Making it a wonderful cash flowing investment perfect for investors. Fresh updates throughout give it that new-home feel with all the comfort of a well-established neighborhood. Perfect for first-time buyers or anyone looking to downsize in style!

Key facts

• 6,970 sq ft lot
• Built 1952
• Listed 248 days

🏷️ Possibly a rental listed for sale. The $87,500 price doesn't fit this home's estimated sale value (~$137,437) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (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.
• 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; 2 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 $605 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 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 1952 — 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: 1.93% ✓
• Cap rate: 16.17%
• Cash-on-cash: 35.27%
• DSCR: 2.57
• GRM: 4.3

CMA / ARV

• ARV (median comp): $137,437
• List price: $87,500
• Delta: -36.33%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 2.29×
• Total profit: $31,717
• Equity at exit: $13,047

10-year hold

• IRR: 38.1%
• Equity multiple: 4.54×
• Total profit: $86,801
• Equity at exit: $7,565

Cash invested: $24,500 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $720

Break-even live

Break-even rent $775

Max offer price $87,500

Occupancy floor 52%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1404 Wood St Big Spring, TX	3.0	1.0	964	$2,500	$2.59	24d	1	0.67mi
614 Ridgelea Dr Big Spring, TX	3.0	1.0	1100	$1,280	$1.16	4d	1	1.17mi

Listing history 28 events

1. 2026-06-19
   days on market $87,500 Active 249 DOM
2. 2026-06-18
   days on market $87,500 Active 248 DOM
3. 2026-06-17
   days on market $87,500 Active 247 DOM
4. 2026-06-16
   days on market $87,500 Active 246 DOM
5. 2026-06-15
   days on market $87,500 Active 245 DOM
6. 2026-06-14
   days on market $87,500 Active 243 DOM
7. 2026-06-12
   days on market $87,500 Active 242 DOM
8. 2026-06-09
   days on market $87,500 Active 239 DOM
9. 2026-06-08
   days on market $87,500 Active 238 DOM
10. 2026-06-07
    days on market $87,500 Active 237 DOM
11. 2026-06-05
    days on market $87,500 Active 234 DOM
12. 2026-06-02
    days on market $87,500 Active 232 DOM
13. 2026-06-01
    days on market $87,500 Active 231 DOM
14. 2026-05-31
    days on market $87,500 Active 230 DOM
15. 2026-05-30
    days on market $87,500 Active 229 DOM
16. 2026-05-15
    price $87,500 374-char remark

    Show marketing remark (374 chars)

    Just Listed! This beautifully remodeled 2-bed, 1-bath home is currently rented with a tenant paying $900 month plus utilities. Making it a wonderful cash flowing investment perfect for investors. Fresh updates throughout give it that new-home feel with all the comfort of a well-established neighborhood. Perfect for first-time buyers or anyone looking to downsize in style!

17. 2026-03-15
    price $95,000 374-char remark

    Show marketing remark (374 chars)

    Just Listed! This beautifully remodeled 2-bed, 1-bath home is currently rented with a tenant paying $900 month plus utilities. Making it a wonderful cash flowing investment perfect for investors. Fresh updates throughout give it that new-home feel with all the comfort of a well-established neighborhood. Perfect for first-time buyers or anyone looking to downsize in style!

18. 2026-02-12
    price $110,000 374-char remark

    Show marketing remark (374 chars)

    Just Listed! This beautifully remodeled 2-bed, 1-bath home is currently rented with a tenant paying $900 month plus utilities. Making it a wonderful cash flowing investment perfect for investors. Fresh updates throughout give it that new-home feel with all the comfort of a well-established neighborhood. Perfect for first-time buyers or anyone looking to downsize in style!

19. 2025-12-15
    price $125,000 374-char remark

    Show marketing remark (374 chars)

    Just Listed! This beautifully remodeled 2-bed, 1-bath home is currently rented with a tenant paying $900 month plus utilities. Making it a wonderful cash flowing investment perfect for investors. Fresh updates throughout give it that new-home feel with all the comfort of a well-established neighborhood. Perfect for first-time buyers or anyone looking to downsize in style!

20. 2025-10-13
    listed $140,000 Active 374-char remark

    Show marketing remark (374 chars)

    Just Listed! This beautifully remodeled 2-bed, 1-bath home is currently rented with a tenant paying $900 month plus utilities. Making it a wonderful cash flowing investment perfect for investors. Fresh updates throughout give it that new-home feel with all the comfort of a well-established neighborhood. Perfect for first-time buyers or anyone looking to downsize in style!

21. 2025-05-07
    soldstatus
22. 2024-08-13
    price $69,000
23. 2024-05-29
    price $75,000
24. 2024-05-17
    price $79,999
25. 2019-03-01
    soldstatus
26. 2008-09-03
    soldstatus
27. 2005-05-27
    soldstatus
28. 1997-07-24
    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: $1,402 · $117/mo
• Projected year-2 tax: $1,601 · $133/mo
• Expected delta: +$199/yr (+$17/mo · 14.2%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $20,237
• − Mortgage interest: −$4,901
• − Property taxes: −$1,402
• − Insurance: −$438
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$2,545
• Taxable income: $7,713
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $6,791/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

+9.4% since first listed

13 events — show timeline

• 2026-05-15 Price Changed $87,500 PBBOR
• 2026-03-15 Price Changed $95,000 PBBOR
• 2026-02-12 Price Changed $110,000 PBBOR
• 2025-12-15 Price Changed $125,000 PBBOR
• 2025-10-13 Listed $140,000 PBBOR
• 2025-05-07 Sold (Public Records) — Public Records
• 2024-08-13 Price Changed $69,000 PBBOR
• 2024-05-29 Price Changed $75,000 PBBOR
• 2024-05-17 Price Changed $79,999 PBBOR
• 2019-03-01 Sold (Public Records) — Public Records
• 2008-09-03 Sold (Public Records) — Public Records
• 2005-05-27 Sold (Public Records) — Public Records
• 1997-07-24 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,402 · +9.6% YoY. Source: county tax records.