4100 Crestridge Dr · Midland, TX 79707

$375,000

4 bd · 3.0 ba · 3,105 sqft · SingleFamily public records · 21 Days on market

Built 1982 10,149 sqft lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SPACIOUS 4 BEDROOM, 3 BATH HOME OFFERING 3,105 SQ FT OF COMFORTABLE LIVING SPACE IN A GREAT LOCATION! ENJOY MULTIPLE LIVING AND DINING AREAS, A SPACIOUS KITCHEN WITH GRANITE COUNTERTOPS, DOUBLE OVENS, A CENTER ISLAND, AND PLENTY OF CABINET SPACE. THE INVITING LIVING ROOM FEATURES BUILT-INS, A FIREPLACE, AND VAULTED CEILINGS. GENEROUSLY SIZED BEDROOMS, A LARGE PRIMARY SUITE WITH EXTENSIVE VANITY SPACE, PLUS A PRIVATE BACKYARD WITH MATURE TREES, STORAGE SHED, AND REAR GARAGE ACCESS COMPLETE THIS HOME!

Key facts

• Spacious kitchen
• Double ovens
• Granite countertops

Tags

• MULTIPLE LIVING AREAS
• SPACIOUS KITCHEN
• GRANITE COUNTERTOPS
• DOUBLE OVENS
• CENTER ISLAND
• PLENTY OF CABINET SPACE

Property features AI

Exterior

• Parking: 2-car garage with automatic garage door opener
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Composition roof; Slab foundation
• Exterior features: Patio; Wood fencing; Shed(s)

Interior

• Kitchen: Oven; Dishwasher; Microwave; Gas range
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Water softener; Disposal; Gas log and wood-burning fireplaces; Security system; Smoke detectors
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $368k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $321k (14.4% below list).
• Recommended offer: $321k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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); Abell J H (math 32% / reading 43%, grade F, #736 of 1,662 statewide, top 45%, 1,095 students, 46% FRL); Legacy H S (math 37% / reading 3%, grade F, #1,397 of 1,632 statewide, top 87%, 2,504 students, 41% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 314 active listings in the ZIP; 13 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 39% of the median local income ($100k/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 $3k of loan paydown is wiped out by about $11k 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 21 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $321,030 (14.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.44×
• Total profit: $-58,626
• Equity at exit: $55,914

10-year hold

• IRR: -4.7%
• Equity multiple: 0.67×
• Total profit: $-34,220
• Equity at exit: $32,423

Cash invested: $105,000 (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 79707

• Rents YoY: 4.5%
• Active inventory: 314
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,210 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$455 /mo · $5,460/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $-42

Break-even live

Break-even rent $3,263

Max offer price $367,648

Occupancy floor 96%

Sensitivity live

Price	-10% $171	-5% $65	+0% $-42	+5% $-148	+10% $-254
Rent	-10% $-295	-5% $-168	+0% $-42	+5% $85	+10% $212
Rate	-1.0pp $147	-0.5pp $54	base $-42	+0.5pp $-139	+1.0pp $-238

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4007 Crestridge Dr Midland, TX	4.0	2.0	3737	$3,500	$0.94	22d	1	0.03mi
4027 Angelina Dr Midland, TX	3.0	2.0	2228	$2,900	$1.30	14d	1	0.71mi
3306 Haynes Ave Midland, TX	4.0	2.5	3481	$3,950	$1.13	45d	1	0.97mi
3306 Haynes Ave Midland, TX	4.0	2.5	3481	$3,800	$1.09	22d	1	0.97mi
2900 Goddard Pl Midland, TX	4.0	3.0	2570	$3,400	$1.32	22d	1	1.17mi
2900 Goddard Pl Midland, TX	4.0	3.0	2570	$3,400	$1.32	14d	1	1.17mi
3315 Godfrey St Midland, TX	1.0–3.0	1.5–4.0	1764	$2,800	$1.59	14d	8	1.19mi
4801 Whitman Dr Midland, TX	4.0	2.5	2158	$2,800	$1.30	22d	1	1.28mi
4801 Whitman Dr Midland, TX	4.0	2.5	2158	$3,000	$1.39	45d	1	1.28mi
4801 Whitman Dr Midland, TX	4.0	2.5	2158	$2,800	$1.30	14d	1	1.28mi
2801 Exeter Ave Midland, TX	4.0	2.5	2394	$2,900	$1.21	45d	1	1.32mi
3300 Durant Dr Midland, TX	4.0	3.5	2982	$3,650	$1.22	14d	1	1.35mi
3300 Durant Dr Midland, TX	3.0	3.5	2982	$4,400	$1.48	45d	1	1.35mi

Listing history 10 events

1. 2026-06-09
   status $375,000 Pending 21 DOM
2. 2026-06-08
   days on market $375,000 Active Under Contract 21 DOM
3. 2026-06-07
   days on market $375,000 Active Under Contract 20 DOM
4. 2026-06-03
   days on market $375,000 Active Under Contract 16 DOM
5. 2026-06-02
   days on market $375,000 Active Under Contract 15 DOM
6. 2026-06-01
   days on market $375,000 Active Under Contract 14 DOM
7. 2026-05-31
   days on market $375,000 Active Under Contract 13 DOM
8. 2026-05-30
   statusdays on market $375,000 Active Under Contract 12 DOM
9. 2026-05-18
   listed $375,000 Active
10. 1989-12-19
    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: $5,460 · $455/mo
• Projected year-2 tax: $6,862 · $572/mo
• Expected delta: +$1,403/yr (+$117/mo · 25.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 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: $38,524
• − Mortgage interest: −$21,006
• − Property taxes: −$5,460
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,082
• − Management: −$3,082
• − Depreciation: −$10,909
• Taxable loss: −$6,890
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $1,154/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): 40,010
• Household income: $99,886
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1919.0

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: White 56% Hispanic / Latino 31% Two or more races 11% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 26% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 2% Other Indo-European 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: ▼ -208.65%
• Current HPI: 198.7489
• Rent YoY: ▲ 4.45%
• 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 events — show timeline

• 2026-05-18 Listed $375,000 PBBOR
• 1989-12-19 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $5,460 · -5.9% YoY. Source: county tax records.