6708 E County Rd 98 · Midland, TX 79706

$235,000

3 bd · 2.0 ba · 1,578 sqft · SingleFamily · 67 Days on market

Built 2008 0.66 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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

Key facts

• 0.66 acre lot
• Garage
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.7% in Midland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#57 in TX, #2,192 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools C-, crime C-, commute D+.
• Greenwood ISD (rural): math 45% / reading 44% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.8%/yr); 379 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Midland County population projected at +83% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,932
• Equity at exit: $35,039

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $32,277
• Equity at exit: $20,319

Cash invested: $65,800 (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 79706

• Rents YoY: 2.8%
• Active inventory: 379
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$267 /mo · $3,204/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $499

Break-even live

Break-even rent $2,022

Max offer price $235,000

Occupancy floor 76%

Sensitivity live

Price	-10% $632	-5% $566	+0% $499	+5% $433	+10% $366
Rent	-10% $289	-5% $394	+0% $499	+5% $604	+10% $709
Rate	-1.0pp $617	-0.5pp $559	base $499	+0.5pp $438	+1.0pp $376

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7108 E County Road 99 Unit 1/2 Midland, TX	3.0	2.0	1550	$2,400	$1.55	44d	1	0.49mi
7116 E County Road 99 1/2 Midland, TX	3.0	2.0	1760	$2,555	$1.45	21d	1	0.53mi
7208 E County Road 99 1/2 Midland, TX	3.0	2.0	1650	$2,375	$1.44	21d	1	0.57mi
7216 E County Road 99 1/2 Midland, TX	3.0	2.0	1550	$2,400	$1.55	44d	1	0.58mi
7406 E County Road 99 Midland, TX	3.0	2.0	1604	$2,250	$1.40	14d	1	0.63mi
7402 E County Road 99 Midland, TX	3.0	2.0	1604	$2,250	$1.40	14d	1	0.63mi
7401 E County Road 99 Unit 1/2 Midland, TX	3.0	2.0	1511	$2,871	$1.90	44d	1	0.64mi
7406 E County Road 98 Midland, TX	3.0	2.0	1604	$3,048	$1.90	44d	1	0.65mi
7403 E County Road 99 Unit 1/2 Midland, TX	3.0	2.0	1604	$3,048	$1.90	44d	1	0.65mi
7411 E County Road 98 Midland, TX	3.0	2.0	1511	$2,250	$1.49	21d	1	0.67mi
7411 E County Road 99 Unit 1/2 Midland, TX	3.0	2.0	1604	$3,048	$1.90	44d	1	0.68mi
1809 S County Road 1115 Unit 1/2 Midland, TX	3.0	2.0	1511	$2,250	$1.49	21d	1	0.94mi
8504 E County Road 111 Midland, TX	3.0	2.0	1500	$2,850	$1.90	44d	1	1.49mi
8510 E County Road 111 Midland, TX	4.0	3.0	1782	$3,485	$1.96	44d	1	1.49mi
8506 E County Road 111 Midland, TX	4.0	3.0	1782	$2,904	$1.63	21d	1	1.49mi
8512 E County Road 111 Midland, TX	3.0	2.0	1616	$3,070	$1.90	44d	1	1.49mi
8502 E County Road 111 Midland, TX	3.0	2.0	1616	$3,070	$1.90	44d	1	1.49mi
8500 E County Road 111 Midland, TX	3.0	2.0	1500	$2,850	$1.90	44d	1	1.49mi
8512 E County Road 111 Midland, TX	3.0	2.0	1616	$2,250	$1.39	21d	1	1.49mi
8128 E County Road 111 Midland, TX	3.0	2.0	1616	$2,250	$1.39	21d	1	1.49mi
8506 E County Road 111 Midland, TX	4.0	3.0	1782	$3,485	$1.96	44d	1	1.49mi
8507 E County Road 111 Midland, TX	3.0	2.0	1500	$2,850	$1.90	44d	1	1.49mi
8508 E County Road 111 Midland, TX	3.0	2.0	1500	$2,850	$1.90	44d	1	1.49mi

Listing history 17 events

1. 2026-06-09
   status $235,000 Pending 67 DOM
2. 2026-06-08
   days on market $235,000 Active Under Contract 67 DOM
3. 2026-06-07
   days on market $235,000 Active Under Contract 66 DOM
4. 2026-06-02
   days on market $235,000 Active Under Contract 61 DOM
5. 2026-06-01
   days on market $235,000 Active Under Contract 60 DOM
6. 2026-05-31
   days on market $235,000 Active Under Contract 59 DOM
7. 2026-05-30
   days on market $235,000 Active Under Contract 58 DOM
8. 2026-05-14
   historical Active Under Contract 310-char remark

   Show marketing remark (310 chars)

   Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

9. 2026-05-11
   price $235,000 310-char remark

   Show marketing remark (310 chars)

   Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

10. 2026-05-06
    status Active 310-char remark

    Show marketing remark (310 chars)

    Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

11. 2026-05-02
    historical Active Under Contract 310-char remark

    Show marketing remark (310 chars)

    Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

12. 2026-04-15
    price $240,000 310-char remark

    Show marketing remark (310 chars)

    Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

13. 2026-04-02
    listed $250,000 Active 310-char remark

    Show marketing remark (310 chars)

    Country charm awaits in this 3 bedroom, 2 bath home on . 665 acres in the sought after Greenwood School District! Fenced all the way around and offering 1578 sq ft, this property provides ample space for farm animals. Finish out the bathrooms, flooring, etc to customize your dream rural retreat! Call today!!

14. 2019-08-26
    soldstatus
15. 2019-08-22
    soldstatus 258-char remark

    Show marketing remark (258 chars)

    Great country property in Greenwood school district with lots of extras!! Pride of ownership shows through on this super cute 3 bed 2 bath newer home. Great backyard with lots of fruit trees & oak trees plus a roomy storage building. Bring ALL offers!!

16. 2019-04-08
    listed $235,000 258-char remark

    Show marketing remark (258 chars)

    Great country property in Greenwood school district with lots of extras!! Pride of ownership shows through on this super cute 3 bed 2 bath newer home. Great backyard with lots of fruit trees & oak trees plus a roomy storage building. Bring ALL offers!!

17. 2018-02-07
    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: $3,204 · $267/mo
• Projected year-2 tax: $4,300 · $358/mo
• Expected delta: +$1,096/yr (+$91/mo · 34.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 18 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: $31,845
• − Mortgage interest: −$13,164
• − Property taxes: −$3,204
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − Depreciation: −$6,836
• Taxable income: $2,370
• Est. tax owed @ 24.0%: −$569
• After-tax cash flow: $5,421/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: Greenwood ISD
• NCES district ID: 4821750
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $74,012
• Composite: 40.54/100
• National rank: #3701
• State rank: #220 of 826 in TX

Livability — Midland

• Score: 79/100
• State rank: #57
• US rank: #2192

Category grades

Amenities D Commute D+ Cost of living A Crime C- Employment A+ Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Midland County · 168,494 people
• City population: 168,494
• Metro: Midland, TX
• Population (ZIP): 34,281
• Household income: $108,059
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 303.0

Population outlook (Midland County) Hauer SSP2

• Today (2025): 220,895 people
• By 2030: 253,667 · +14.8%
• By 2040: 325,498 · +47.4%
• By 2050: 404,168 · +83.0%
• By 2075: 609,802 · +176.1%
• By 2100: 760,172 · +244.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 48% White 44% Two or more races 13% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 43% Cuban 1%
• Common ancestry: Italian 1% Lithuanian 1% Swedish 1%
• Foreign-born: 11% · Canada
• Languages at home: 68% English-only · Spanish 30%

Political lean MEDSL · Midland

• 2024 margin: Solid R (+60.5) · D 19.3% · R 79.8%
• 2008→2024 swing: -3.3pp toward R · 2008: -57.3pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.6 2016: R+55.2 2012: R+61.5 2008: R+57.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -173.42%
• Current HPI: 212.6467
• Rent YoY: ▲ 2.75%
• Metro: Midland, 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

+0.0% since first listed

10 events — show timeline

• 2026-05-14 Contingent — PBBOR
• 2026-05-11 Price Changed $235,000 PBBOR
• 2026-05-06 Relisted — PBBOR
• 2026-05-02 Contingent — PBBOR
• 2026-04-15 Price Changed $240,000 PBBOR
• 2026-04-02 Listed $250,000 PBBOR
• 2019-08-26 Sold (Public Records) — Public Records
• 2019-08-22 Sold (MLS) — ODMLS
• 2019-04-08 Listed $235,000 ODMLS
• 2018-02-07 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,204 · -2.2% YoY. Source: county tax records.