5813 Briscoe Rd · Midland, TX 79705

$317,000

3 bd · 2.0 ba · 1,639 sqft · SingleFamily · 29 Days on market

Built 2023 5,793 sqft lot $38/mo HOA · 1% of rent

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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

LIKE NEW & STUNNING! Built in 2023, this gorgeous modern home offers pristine condition and stylish finishes throughout! Featuring an open, spacious layout with tons of natural lighting, trendy colors, and beautiful modern touches. The kitchen shines with sleek countertops and ample space to entertain. Enjoy the convenience of a 2-car garage and low-maintenance front yard. Step into your own backyard oasis with lush grass, crushed granite flower beds, a gorgeous tree, and an extended covered patio perfect for relaxing or entertaining. Storage! Move-in ready and absolutely beautiful!

Key facts

• Natural lighting
• Backyard oasis
• Open spacious layout

Tags

• OPEN SPACIOUS LAYOUT
• NATURAL LIGHTING
• SLEEK COUNTERTOPS
• AMPLE SPACE TO ENTERTAIN
• LOW MAINTENANCE FRONT YARD
• BACKYARD OASIS

Property features AI

Finance

• Other: Located in the Mockingbird Ridge subdivision
• HOA & community: Homeowners association with an annual fee of $450 (about $37.50/month)

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Covered patio; Wood fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (18.6% below list).
• Recommended offer: $258k (18.6% 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: General Tommy Franks El (math 43% / reading 46%, grade F, #1,155 of 4,322 statewide, top 29%, 825 students, 38% 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 47% 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 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 29 days — a 2% lower offer ($312k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,898 (18.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 10.2

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: $-60,764
• Equity at exit: $47,266

10-year hold

• IRR: -13.4%
• Equity multiple: 0.23×
• Total profit: $-68,103
• Equity at exit: $27,408

Cash invested: $88,760 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$335 /mo · $4,020/yr
• Insurance: −$132
• HOA: −$38
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-130

Break-even live

Break-even rent $2,744

Max offer price $294,022

Occupancy floor —

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: $79,250
• Closing costs: $9,510
• 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	44d	1	0.22mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	44d	1	0.25mi
5817 Settler Ave Midland, TX	3.0	2.0	1421	$2,600	$1.83	44d	1	0.26mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	21d	1	0.48mi
2716 River Bend Rd Midland, TX	3.0	2.0	1517	$2,600	$1.71	44d	1	0.56mi
5920 Woodpecker Way Midland, TX	3.0	2.0	1669	$3,800	$2.28	44d	1	0.56mi
1507 Laguna Meadows Trl Midland, TX	4.0	2.0	1703	$2,600	$1.53	44d	1	0.62mi
2808 Lighthouse Rd Midland, TX	3.0	2.0	1168	$2,300	$1.97	44d	1	0.62mi
1412 Mockingbird Ln Midland, TX	1.0–3.0	1.0–2.0	959	$2,635	$2.75	13d	22	0.63mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	13d	1	0.63mi
1500 Laguna Meadows Trl Midland, TX	3.0	2.0	1868	$2,500	$1.34	21d	1	0.66mi
2808 Longfellow Rd Midland, TX	3.0	2.0	1422	$2,400	$1.69	21d	1	0.70mi
5917 Praline St Midland, TX	3.0	2.0	1251	$2,500	$2.00	21d	1	0.75mi
2060 Acacia Ln Midland, TX	3.0	2.0	2050	$3,100	$1.51	13d	1	0.76mi
1307 Santa Clara Dr Midland, TX	3.0	2.0	1704	$2,900	$1.70	44d	1	0.78mi
2912 Pitchfork Rd Midland, TX	3.0	2.0	1119	$2,100	$1.88	21d	1	0.78mi
2908 Yellowhouse Ave Midland, TX	3.0	2.0	1515	$2,650	$1.75	21d	1	0.80mi
6109 Buckthorn Dr Midland, TX	4.0	2.0	1655	$2,900	$1.75	21d	1	0.83mi
2944 Hidalgo Ave Midland, TX	3.0	2.0	1689	$3,800	$2.25	44d	1	0.84mi
6220 Kingsville St Midland, TX	3.0	2.0	1312	$2,400	$1.83	13d	1	0.97mi
1314 Solomon Ln Midland, TX	3.0	2.0	1881	$3,050	$1.62	44d	1	1.03mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	44d	1	1.03mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	21d	1	1.03mi
110 Pavilion Pkwy Midland, TX	1.0–3.0	1.0–2.0	985	$2,224	$2.26	13d	19	1.03mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	21d	1	1.03mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	13d	1	1.04mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	13d	1	1.09mi
1501 Wrangler Ln Midland, TX	3.0	2.0	1960	$2,750	$1.40	13d	1	1.09mi
2703 Ranch Ave Midland, TX	3.0	2.0	1658	$2,350	$1.42	21d	1	1.11mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	21d	1	1.12mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	44d	1	1.12mi
6735 Draw Ct Midland, TX	4.0	2.0	2050	$2,500	$1.22	44d	1	1.16mi
1324 Milltown Rd Midland, TX	3.0	2.0	1781	$2,950	$1.66	44d	1	1.18mi
1316 Milltown Rd Midland, TX	2.0	2.0	1724	$2,800	$1.62	44d	1	1.20mi
1314 Milltown Rd Midland, TX	2.0	2.5	1779	$2,850	$1.60	44d	1	1.20mi
1310 Milltown Rd Midland, TX	2.0	2.0	1686	$2,800	$1.66	44d	1	1.21mi
2702 Southwest St Midland, TX	3.0	2.0	1844	$2,500	$1.36	44d	1	1.22mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	13d	1	1.22mi
1302 Milltown Rd Midland, TX	3.0	2.0	1774	$2,950	$1.66	13d	1	1.22mi
6801 Baron Dr Midland, TX	4.0	2.0	2058	$3,150	$1.53	13d	1	1.23mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 18 events

1. 2026-06-19
   days on market $317,000 Active 29 DOM
2. 2026-06-18
   days on market $317,000 Active 28 DOM
3. 2026-06-17
   days on market $317,000 Active 27 DOM
4. 2026-06-16
   price $317,000 Active 26 DOM
5. 2026-06-16
   days on market $329,000 Active 26 DOM
6. 2026-06-15
   days on market $329,000 Active 25 DOM
7. 2026-06-14
   days on market $329,000 Active 23 DOM
8. 2026-06-13
   pricedays on market $329,000 Active 22 DOM
9. 2026-06-10
   days on market $339,000 Active 20 DOM
10. 2026-06-09
    days on market $339,000 Active 19 DOM
11. 2026-06-08
    days on market $339,000 Active 18 DOM
12. 2026-06-07
    days on market $339,000 Active 17 DOM
13. 2026-06-03
    days on market $339,000 Active 13 DOM
14. 2026-06-02
    days on market $339,000 Active 12 DOM
15. 2026-06-01
    days on market $339,000 Active 11 DOM
16. 2026-05-31
    days on market $339,000 Active 10 DOM
17. 2026-05-30
    days on market $339,000 Active 9 DOM
18. 2026-05-21
    listed $339,000 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: $4,020 · $335/mo
• Projected year-2 tax: $5,801 · $483/mo
• Expected delta: +$1,781/yr (+$148/mo · 44.3%)

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

Taxation est. · year 1

• Rental income: $30,948
• − Mortgage interest: −$17,757
• − Property taxes: −$4,020
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$456
• − Depreciation: −$9,222
• Taxable loss: −$7,044
• Est. tax savings @ 24.0%: +$1,690
• After-tax cash flow: $130/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

1 event — show timeline

• 2026-05-21 Listed $339,000 PBBOR

Property tax history

+1.3%/yr

Latest (2025): $4,020 · +1.3% YoY. Source: county tax records.