6000 Rain Lily Ln · Midland, TX 79705

$330,000

4 bd · 2.0 ba · 1,722 sqft · SingleFamily · 36 Days on market

Built 2024 9,801 sqft lot $38/mo HOA · 1% of rent ↓ 2% since listing

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Why this score? — see what drove the D- 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 +11.1/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huge corner lot. Less than 2 years old, 4 bedroom, 2 bath home. Xeriscaped front yard, no shared fences with neighbors, on almost 1/4 acre. Home features sequestered master suite, open floor plan with gas range and reverse osmosis water in the kitchen as well as water softener. White cabinets throughout and no carpet. Front bedroom has privacy from the rest of the house making it great for an office. Great location in new neighborhood with new elementary school. South side of house can be fenced from front corner of house to a few feet off the sidewalk on Escalara St, more than doubling backyard.

Key facts

• Oversized corner lot
• No shared fences
• Open floor plan

Tags

• OVERSIZED CORNER LOT
• XERISCAPED FRONT YARD
• NO SHARED FENCES
• SEQUESTERED MASTER SUITE
• OPEN FLOOR PLAN
• GAS RANGE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $450 (about $37.50/month)

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Covered patio/porch; Wood fencing; Corner lot

Interior

• Kitchen: Dishwasher; Microwave; Range (gas)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Pantry; Smoke detector(s)
• Laundry & utility: Water softener; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (19.2% below list).
• Recommended offer: $267k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Midland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime C-, commute D+, amenities D.
• Midland ISD (urban): math 34% / reading 36% proficiency, ranked #477 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Santa Rita El (math 43% / reading 39%, grade F, #1,462 of 4,322 statewide, top 34%, 596 students, 45% FRL); Goddard J H (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 1,024 students, 58% FRL, charter); Midland H S (math 37% / reading 7%, grade F, #1,366 of 1,632 statewide, top 84%, 2,492 students, 44% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 36 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $266,672 (19.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.32×
• Total profit: $-63,251
• Equity at exit: $49,204

10-year hold

• IRR: -13.4%
• Equity multiple: 0.23×
• Total profit: $-70,888
• Equity at exit: $28,532

Cash invested: $92,400 (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 79705

• Rents YoY: 2.6%
• Active inventory: 452
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,667 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$336 /mo · $4,032/yr
• Insurance: −$138
• HOA: −$38
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-135

Break-even live

Break-even rent $2,838

Max offer price $306,097

Occupancy floor —

Sensitivity live

Price	-10% $51	-5% $-42	+0% $-135	+5% $-229	+10% $-322
Rent	-10% $-346	-5% $-241	+0% $-135	+5% $-30	+10% $75
Rate	-1.0pp $31	-0.5pp $-51	base $-135	+0.5pp $-221	+1.0pp $-308

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 Purtis Creek Dr Midland, TX	4.0	2.0	1722	$2,900	$1.68	45d	1	0.09mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	45d	1	0.15mi
5817 Settler Ave Midland, TX	3.0	2.0	1421	$2,600	$1.83	45d	1	0.20mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	22d	1	0.35mi
2716 River Bend Rd Midland, TX	3.0	2.0	1517	$2,600	$1.71	45d	1	0.49mi
5920 Woodpecker Way Midland, TX	3.0	2.0	1669	$3,800	$2.28	45d	1	0.50mi
2808 Lighthouse Rd Midland, TX	3.0	2.0	1168	$2,300	$1.97	45d	1	0.56mi
2060 Acacia Ln Midland, TX	3.0	2.0	2050	$3,100	$1.51	15d	1	0.62mi
2808 Longfellow Rd Midland, TX	3.0	2.0	1422	$2,400	$1.69	22d	1	0.64mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	15d	1	0.67mi
5917 Praline St Midland, TX	3.0	2.0	1251	$2,500	$2.00	22d	1	0.69mi
1507 Laguna Meadows Trl Midland, TX	4.0	2.0	1703	$2,600	$1.53	45d	1	0.72mi
1412 Mockingbird Ln Midland, TX	1.0–3.0	1.0–2.0	959	$2,635	$2.75	15d	22	0.72mi
2908 Yellowhouse Ave Midland, TX	3.0	2.0	1515	$2,650	$1.75	22d	1	0.72mi
2912 Pitchfork Rd Midland, TX	3.0	2.0	1119	$2,100	$1.88	22d	1	0.73mi
6109 Buckthorn Dr Midland, TX	4.0	2.0	1655	$2,900	$1.75	22d	1	0.75mi
1500 Laguna Meadows Trl Midland, TX	3.0	2.0	1868	$2,500	$1.34	22d	1	0.76mi
2944 Hidalgo Ave Midland, TX	3.0	2.0	1689	$3,800	$2.25	45d	1	0.79mi
1307 Santa Clara Dr Midland, TX	3.0	2.0	1704	$2,900	$1.70	46d	1	0.88mi
6220 Kingsville St Midland, TX	3.0	2.0	1312	$2,400	$1.83	15d	1	0.88mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	45d	1	0.92mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	22d	1	0.93mi
2703 Ranch Ave Midland, TX	3.0	2.0	1658	$2,350	$1.42	22d	1	0.97mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	22d	1	0.99mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	15d	1	1.00mi
1501 Wrangler Ln Midland, TX	3.0	2.0	1960	$2,750	$1.40	15d	1	1.00mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	45d	1	1.02mi
6735 Draw Ct Midland, TX	4.0	2.0	2050	$2,500	$1.22	45d	1	1.03mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	15d	1	1.04mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	22d	1	1.04mi
2702 Southwest St Midland, TX	3.0	2.0	1844	$2,500	$1.36	45d	1	1.08mi
6801 Baron Dr Midland, TX	4.0	2.0	2058	$3,150	$1.53	15d	1	1.09mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	15d	1	1.10mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	15d	1	1.11mi
110 Pavilion Pkwy Midland, TX	1.0–3.0	1.0–2.0	985	$2,224	$2.26	15d	19	1.11mi
1314 Solomon Ln Midland, TX	3.0	2.0	1881	$3,050	$1.62	45d	1	1.14mi
2409 Husk St Midland, TX	3.0	2.0	1927	$2,800	$1.45	15d	1	1.16mi
2409 Husk St Unit 1 Midland, TX	3.0	2.0	1800	$3,000	$1.67	15d	1	1.16mi
6706 Yellow Rose Ct Midland, TX	3.0	2.0	1819	$2,800	$1.54	45d	1	1.20mi
6717 Brand Ln Midland, TX	3.0	2.0	1500	$2,400	$1.60	22d	1	1.26mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: watergas

Listing history 19 events

1. 2026-06-22
   days on market $330,000 Active 36 DOM
2. 2026-06-19
   days on market $330,000 Active 34 DOM
3. 2026-06-18
   days on market $330,000 Active 33 DOM
4. 2026-06-17
   days on market $330,000 Active 32 DOM
5. 2026-06-16
   days on market $330,000 Active 31 DOM
6. 2026-06-15
   days on market $330,000 Active 30 DOM
7. 2026-06-14
   days on market $330,000 Active 28 DOM
8. 2026-06-13
   pricedays on market $330,000 Active 27 DOM
9. 2026-06-10
   days on market $345,000 Active 25 DOM
10. 2026-06-09
    days on market $345,000 Active 24 DOM
11. 2026-06-08
    days on market $345,000 Active 23 DOM
12. 2026-06-07
    days on market $345,000 Active 22 DOM
13. 2026-06-03
    days on market $345,000 Active 18 DOM
14. 2026-06-02
    days on market $345,000 Active 17 DOM
15. 2026-06-01
    days on market $345,000 Active 16 DOM
16. 2026-05-31
    days on market $345,000 Active 15 DOM
17. 2026-05-30
    days on market $345,000 Active 14 DOM
18. 2026-05-21
    price $345,000
19. 2026-05-16
    listed $353,500 Active

ⓘ 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: $4,032 · $336/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: +$2,007/yr (+$167/mo · 49.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,001
• − Mortgage interest: −$18,485
• − Property taxes: −$4,032
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − HOA: −$456
• − Depreciation: −$9,600
• Taxable loss: −$7,342
• Est. tax savings @ 24.0%: +$1,762
• After-tax cash flow: $138/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: Midland ISD
• NCES district ID: 4830570
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $63,457
• Composite: 31.63/100
• National rank: #5938
• State rank: #477 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

• Census place: Midland, TX
• County: Midland County · 168,494 people
• City population: 168,494
• Metro: Midland, TX
• Population (ZIP): 46,653
• Household income: $105,310
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1557.0

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 0.60)
• Race & ethnicity: White 46% Hispanic / Latino 43% Two or more races 20% Black 8%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 24% Arabic 1%

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: ▼ -300.44%
• Current HPI: 207.2904
• Rent YoY: ▲ 2.56%
• 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

-2.4% since first listed

2 events — show timeline

• 2026-05-21 Price Changed $345,000 PBBOR
• 2026-05-16 Listed $353,500 PBBOR

Property tax history

+577.4%/yr

Latest (2025): $4,032 · +577.4% YoY. Source: county tax records.