1120 E Pecan Ave · Midland, TX 79705

$135,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 1 Days on market

Built 1953

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NO OWNER TO OWNER FINANCING House for sell, 3 bed 1 bath. She& apos; s a diamond in the rough, definitely a fixer-upper but has alot of potential to be a great family home! Nice front and back yard. Both the House and the Garage have brand new roofs and New fence. Inside of garage ceiling needs a bit of work. Inside house needs touch ups Great neighborhood, a few schools around the area. SELLING HOUSE AS IS!

Key facts

• Front and back yard
• Brand new roofs
• New fence

Tags

• FRONT AND BACK YARD
• BRAND NEW ROOFS
• NEW FENCE
• A FEW SCHOOLS AROUND THE AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 12.1% 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+.
• 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 (+2.6%/yr); 452 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $135,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 12.09%
• Cash-on-cash: 20.69%
• DSCR: 1.92
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $71,980
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 E Pine Ave	0.45mi	3/1.0	1,071 (-9%)	17mo	$65,000	$61	49

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 · 2.56% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $18,769
• Equity at exit: $20,129

10-year hold

• IRR: 21.1%
• Equity multiple: 2.75×
• Total profit: $66,299
• Equity at exit: $11,672

Cash invested: $37,800 (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 79705

• Rents YoY: 2.6%
• Active inventory: 452
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$708
• Tax from tax record: −$131 /mo · $1,568/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $652

Break-even live

Break-even rent $1,133

Max offer price $135,000

Occupancy floor 62%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Maple Ave Midland, TX	3.0	2.0	1107	$1,750	$1.58	20d	1	0.23mi
1212 E Wadley Ave Unit 1223 Midland, TX	2.0	2.0	932	$1,138	$1.22	20d	1	0.39mi
3214 Carver St Midland, TX	3.0	2.0	1286	$2,300	$1.79	43d	1	0.42mi
202 E Shandon Ave Midland, TX	3.0	2.0	1231	$2,400	$1.95	20d	1	0.55mi
3600 Edwards St Midland, TX	1.0–3.0	1.0–2.0	980	$2,886	$2.94	13d	19	0.71mi
1710 N Weatherford St Midland, TX	3.0	1.0	1165	$1,950	$1.67	20d	1	0.74mi
407 W Spruce Ave Unit A-1 Midland, TX	2.0	2.0	1078	$1,600	$1.48	20d	1	0.78mi
410 W Pine Ave Unit B Midland, TX	2.0	1.0	1140	$1,850	$1.62	20d	1	0.80mi
405 Humble Ave Midland, TX	2.0	1.0	876	$1,250	$1.43	43d	1	0.85mi
3700 N Edwards St Midland, TX	1.0–2.0	1.0–2.0	957	$1,911	$2.00	13d	18	0.86mi
2301 N Pecos St Midland, TX	2.0	1.0–2.0	1053	$1,562	$1.48	20d	3	0.93mi
2301 N Pecos St Midland, TX	2.0	2.0	1082	$1,612	$1.49	43d	2	0.93mi
711 W Dormard Ave Midland, TX	3.0	2.0	1427	$2,150	$1.51	43d	1	1.02mi
930 Edwards St Midland, TX	3.0	2.0	1170	$1,750	$1.50	13d	1	1.23mi
1320 N Fairgrounds Rd #706 Midland, TX	3.0	2.0	1360	$3,500	$2.57	13d	1	1.23mi
1320 N Fairgrounds Rd Midland, TX	2.0	2.0	1152	$2,800	$2.43	13d	1	1.23mi
3700 N A St Midland, TX	1.0–2.0	1.0–2.0	971	$2,039	$2.10	13d	1	1.37mi
1104 N Carrizo St Midland, TX	2.0	1.0	810	$1,400	$1.73	43d	1	1.38mi
1102 N Carrizo St Midland, TX	2.0	1.0	810	$1,400	$1.73	43d	1	1.39mi
1101 N Carrizo St Unit 6 Midland, TX	2.0	1.0	915	$1,500	$1.64	13d	1	1.45mi

Listing history 2 events

1. 2005-11-04
   soldstatus
2. 2005-11-01
   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: $1,568 · $131/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$903/yr (+$75/mo · 57.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $23,490
• − Mortgage interest: −$7,562
• − Property taxes: −$1,568
• − Insurance: −$675
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$3,927
• Taxable income: $6,000
• Est. tax owed @ 24.0%: −$1,440
• After-tax cash flow: $6,379/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

Property tax history

+6.2%/yr

Latest (2025): $1,568 · -3.9% YoY. Source: county tax records.