1012 Griffith Ct · Midland, TX 79706

$320,000

3 bd · 2.0 ba · 1,857 sqft · SingleFamily public records · 83 Days on market

Built 2013 5,750 sqft lot $172/sqft · 8% below area Est $349k · 8% under $30/mo HOA · 1% of rent ↓ 5% 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 +11.7/30.0
• ARV discount +11.3/15.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR!!! MOVE-IN READY 3 BED, 2 BATH ON CUL-DE-SAC! BEAUTIFUL KITCHEN WITH BREAKFAST BAR, ABUNDANCE OF CABINETRY, AND PANTRY! OVERSIZED LIVING AREA WITH WOOD BURNING FIREPLACE! WONDERFUL SEQUESTERED PRIMARY SUITE WITH SEPARATE WALK-IN CLOSETS, GARDEN TUB, AND SHOWER! LARGE GUEST BEDROOMS WITH NEW CARPET! PHENOMENAL FRONT AND BACK COVERED PATIOS! NICE SIZED BACKYARD!! SELLER OFFERING A 2500.00 CONCESSION FOR LANDSCAPING WITH AN ACCEPTABLE OFFER! IDEAL LOCATION WITH EASY ACCESS TO 191 AND LOOP 250!!

Key facts

• Covered patios
• Breakfast bar
• Garden tub

Tags

• BREAKFAST BAR
• ABUNDANCE OF CABINETRY
• WOOD BURNING FIREPLACE
• SEPARATE WALK-IN CLOSETS
• GARDEN TUB
• COVERED PATIOS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (16.7% below list).
• Recommended offer: $267k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: schools C-, crime C-, commute 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.
• Market conditions: Rents rising (+2.8%/yr); 379 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $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 83 days — a 6% lower offer ($301k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,674 (16.7% 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 83 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.83% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.26%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (median comp): $349,496
• List price: $320,000
• Delta: -8.44%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6803 Hall Of Fame Blvd	0.69mi	3/2.0	2,070 (+12%)	0mo	$375,000	$181	48
5708 Champions Dr	0.54mi	4/2.0 (+1)	2,106 (+13%)	15mo	$330,000	$157	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-58,462
• Equity at exit: $47,713

10-year hold

• IRR: -11.5%
• Equity multiple: 0.32×
• Total profit: $-61,194
• Equity at exit: $27,668

Cash invested: $89,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,667 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$359 /mo · $4,309/yr
• Insurance: −$133
• HOA: −$30
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-94

Break-even live

Break-even rent $2,785

Max offer price $303,435

Occupancy floor 99%

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Rangers Ct Midland, TX	3.0	2.0	1662	$2,250	$1.35	13d	1	0.09mi
907 Candlestick Dr Midland, TX	3.0	2.0	1715	$2,500	$1.46	13d	1	0.19mi
711 Candlestick Dr Midland, TX	3.0	2.0	1512	$2,400	$1.59	43d	1	0.24mi
711 Candlestick Dr Midland, TX	3.0	2.0	1512	$2,400	$1.59	20d	1	0.24mi
805 Nolan Ryan Dr Midland, TX	3.0	2.0	1630	$2,450	$1.50	20d	1	0.25mi
704 Nolan Ryan Dr Midland, TX	3.0	2.0	1454	$2,500	$1.72	43d	1	0.30mi
6418 Patriot Pkwy Midland, TX	4.0	2.0	2178	$3,200	$1.47	43d	1	0.33mi
6406 Hall of Fame Blvd Midland, TX	3.0	2.0	1718	$2,850	$1.66	13d	1	0.34mi
509 Wagner Dr Midland, TX	4.0	2.0	2085	$3,000	$1.44	43d	1	0.34mi
6020 Spahn St Midland, TX	4.0	2.0	1849	$2,800	$1.51	43d	1	0.43mi
619 Victory Pkwy Midland, TX	4.0	2.0	1824	$3,200	$1.75	13d	1	0.48mi
6606 Colony Rd Midland, TX	3.0	2.0	1993	$2,600	$1.30	43d	1	0.49mi
6612 Colony Rd Midland, TX	4.0	2.5	2285	$3,300	$1.44	20d	1	0.52mi
5919 Mile High Ln Midland, TX	3.0	2.0	1758	$2,600	$1.48	20d	1	0.52mi
303 Koufax Ct Midland, TX	4.0	2.0	2096	$2,950	$1.41	20d	1	0.53mi
6102 Mile High Ln Midland, TX	3.0	2.0	1763	$2,500	$1.42	43d	1	0.53mi
6615 Colony Rd Midland, TX	4.0	2.0	1916	$2,900	$1.51	43d	1	0.53mi
6011 Mile High Ln Midland, TX	3.0	2.0	1763	$2,550	$1.45	43d	1	0.54mi
6614 Jamestown St Midland, TX	4.0	3.0	2284	$3,000	$1.31	43d	1	0.55mi
719 Minuteman Midland, TX	4.0	2.0	2525	$2,950	$1.17	13d	1	0.75mi
5202 Ric Dr Midland, TX	3.0	2.0	1258	$1,975	$1.57	20d	1	0.90mi
7017 McPherson Ln Midland, TX	4.0	3.0	2300	$3,000	$1.30	20d	1	1.02mi
4732 Harvard Ave Midland, TX	3.0	2.0	2248	$2,600	$1.16	20d	1	1.12mi
7211 Thomas Paine Rd Midland, TX	4.0	2.0	1783	$2,800	$1.57	20d	1	1.15mi
2011 Raleigh Point Dr Midland, TX	4.0	3.0	2580	$3,600	$1.40	43d	1	1.29mi
6908 Expedition Dr Midland, TX	4.0	2.0	2035	$2,800	$1.38	20d	1	1.34mi
2109 Northern Ln Midland, TX	4.0	2.0	2210	$3,200	$1.45	13d	1	1.37mi
2306 Fortune Dr Midland, TX	4.0	2.0	2262	$3,500	$1.55	43d	1	1.45mi
5108 Rainbow Rd Unit A Midland, TX	3.0	2.0	1406	$3,250	$2.31	43d	1	1.50mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: landscaping

Listing history 23 events

1. 2026-06-19
   days on market $320,000 Active 83 DOM
2. 2026-06-18
   days on market $320,000 Active 82 DOM
3. 2026-06-18
   price $320,000 Active 81 DOM
4. 2026-06-17
   days on market $325,000 Active 81 DOM
5. 2026-06-16
   days on market $325,000 Active 80 DOM
6. 2026-06-15
   days on market $325,000 Active 79 DOM
7. 2026-06-14
   days on market $325,000 Active 77 DOM
8. 2026-06-13
   days on market $325,000 Active 76 DOM
9. 2026-06-10
   days on market $325,000 Active 74 DOM
10. 2026-06-09
    days on market $325,000 Active 73 DOM
11. 2026-06-08
    days on market $325,000 Active 72 DOM
12. 2026-06-07
    days on market $325,000 Active 71 DOM
13. 2026-06-03
    days on market $325,000 Active 67 DOM
14. 2026-06-02
    days on market $325,000 Active 66 DOM
15. 2026-06-01
    days on market $325,000 Active 65 DOM
16. 2026-05-31
    pricedays on market $325,000 Active 64 DOM
17. 2026-05-30
    days on market $330,000 Active 63 DOM
18. 2026-05-04
    price $330,000 508-char remark

    Show marketing remark (508 chars)

    SPECTACULAR!!! MOVE-IN READY 3 BED, 2 BATH ON CUL-DE-SAC! BEAUTIFUL KITCHEN WITH BREAKFAST BAR, ABUNDANCE OF CABINETRY, AND PANTRY! OVERSIZED LIVING AREA WITH WOOD BURNING FIREPLACE! WONDERFUL SEQUESTERED PRIMARY SUITE WITH SEPARATE WALK-IN CLOSETS, GARDEN TUB, AND SHOWER! LARGE GUEST BEDROOMS WITH NEW CARPET! PHENOMENAL FRONT AND BACK COVERED PATIOS! NICE SIZED BACKYARD!! SELLER OFFERING A 2500.00 CONCESSION FOR LANDSCAPING WITH AN ACCEPTABLE OFFER! IDEAL LOCATION WITH EASY ACCESS TO 191 AND LOOP 250!!

19. 2026-05-01
    price $339,000 508-char remark

    Show marketing remark (508 chars)

    SPECTACULAR!!! MOVE-IN READY 3 BED, 2 BATH ON CUL-DE-SAC! BEAUTIFUL KITCHEN WITH BREAKFAST BAR, ABUNDANCE OF CABINETRY, AND PANTRY! OVERSIZED LIVING AREA WITH WOOD BURNING FIREPLACE! WONDERFUL SEQUESTERED PRIMARY SUITE WITH SEPARATE WALK-IN CLOSETS, GARDEN TUB, AND SHOWER! LARGE GUEST BEDROOMS WITH NEW CARPET! PHENOMENAL FRONT AND BACK COVERED PATIOS! NICE SIZED BACKYARD!! SELLER OFFERING A 2500.00 CONCESSION FOR LANDSCAPING WITH AN ACCEPTABLE OFFER! IDEAL LOCATION WITH EASY ACCESS TO 191 AND LOOP 250!!

20. 2026-04-19
    price $345,000 508-char remark

    Show marketing remark (508 chars)

    SPECTACULAR!!! MOVE-IN READY 3 BED, 2 BATH ON CUL-DE-SAC! BEAUTIFUL KITCHEN WITH BREAKFAST BAR, ABUNDANCE OF CABINETRY, AND PANTRY! OVERSIZED LIVING AREA WITH WOOD BURNING FIREPLACE! WONDERFUL SEQUESTERED PRIMARY SUITE WITH SEPARATE WALK-IN CLOSETS, GARDEN TUB, AND SHOWER! LARGE GUEST BEDROOMS WITH NEW CARPET! PHENOMENAL FRONT AND BACK COVERED PATIOS! NICE SIZED BACKYARD!! SELLER OFFERING A 2500.00 CONCESSION FOR LANDSCAPING WITH AN ACCEPTABLE OFFER! IDEAL LOCATION WITH EASY ACCESS TO 191 AND LOOP 250!!

21. 2026-03-28
    listed $349,000 Active 508-char remark

    Show marketing remark (508 chars)

    SPECTACULAR!!! MOVE-IN READY 3 BED, 2 BATH ON CUL-DE-SAC! BEAUTIFUL KITCHEN WITH BREAKFAST BAR, ABUNDANCE OF CABINETRY, AND PANTRY! OVERSIZED LIVING AREA WITH WOOD BURNING FIREPLACE! WONDERFUL SEQUESTERED PRIMARY SUITE WITH SEPARATE WALK-IN CLOSETS, GARDEN TUB, AND SHOWER! LARGE GUEST BEDROOMS WITH NEW CARPET! PHENOMENAL FRONT AND BACK COVERED PATIOS! NICE SIZED BACKYARD!! SELLER OFFERING A 2500.00 CONCESSION FOR LANDSCAPING WITH AN ACCEPTABLE OFFER! IDEAL LOCATION WITH EASY ACCESS TO 191 AND LOOP 250!!

22. 2019-09-12
    soldstatus
23. 2017-08-29
    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: $4,309 · $359/mo
• Projected year-2 tax: $5,856 · $488/mo
• Expected delta: +$1,547/yr (+$129/mo · 35.9%)

ⓘ 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 ≥101°F today · 19 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: $32,001
• − Mortgage interest: −$17,925
• − Property taxes: −$4,309
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,560
• − Management: −$2,560
• − HOA: −$360
• − Depreciation: −$9,309
• Taxable loss: −$6,622
• Est. tax savings @ 24.0%: +$1,589
• After-tax cash flow: $464/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): 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

-5.4% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $330,000 PBBOR
• 2026-05-01 Price Changed $339,000 PBBOR
• 2026-04-19 Price Changed $345,000 PBBOR
• 2026-03-28 Listed $349,000 PBBOR
• 2019-09-12 Sold (Public Records) — Public Records
• 2017-08-29 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,309 · -4.4% YoY. Source: county tax records.