3221 Golf Course Rd W · Midland, TX 79701

$290,000

3 bd · 2.5 ba · 1,912 sqft · MultiFamily public records · 56 Days on market

Built 2005 4,617 sqft lot $152/sqft · 20% above area Est $241k · 20% over

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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 +18.0/30.0
• DSCR +5.7/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Fabulous open concept home with gourmet kitchen. Vaulted ceilings & cozy fireplace. easy access to shopping & schools.

Key facts

• Spacious kitchen
• Natural light
• Tile flooring

Tags

• OPEN-CONCEPT LAYOUT
• HIGH CEILINGS
• NATURAL LIGHT
• SPACIOUS KITCHEN
• LAMINATE COUNTERTOPS
• TILE FLOORING

Property features AI

Finance

• Other: Located in the Skyline Heights subdivision

Exterior

• Parking: Detached or attached garage with 2 spaces; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Slab foundation
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Microwave; Electric range
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Built-in bookcases
• Laundry & utility: Clothes dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (3.1% below list).
• Recommended offer: $281k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 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: Fannin El (math 34% / reading 33%, grade F, #2,174 of 4,322 statewide, top 51%, 603 students, 44% FRL); San Jacinto J H (math 26% / reading 35%, grade F, #1,036 of 1,662 statewide, top 63%, 829 students, 54% FRL); 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 flat; 114 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).
• At $2,810/mo this rent would consume 59% of the median local household income ($57k/yr) (locally 938% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 56 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,000 (3.1% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.6

CMA / ARV

• ARV (median comp): $240,986
• List price: $290,000
• Delta: 20.34%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-37,237
• Equity at exit: $43,240

10-year hold

• IRR: -7.9%
• Equity multiple: 0.55×
• Total profit: $-36,265
• Equity at exit: $25,074

Cash invested: $81,200 (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 79701

• Rents YoY: 0.7%
• Active inventory: 114
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $2,810 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$327 /mo · $3,928/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $251

Break-even live

Break-even rent $2,492

Max offer price $290,000

Occupancy floor 86%

Sensitivity live

Price	-10% $415	-5% $333	+0% $251	+5% $169	+10% $87
Rent	-10% $29	-5% $140	+0% $251	+5% $362	+10% $473
Rate	-1.0pp $397	-0.5pp $325	base $251	+0.5pp $176	+1.0pp $99

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,810
Total (2 units)			$2,810

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3114 Shell Ave Midland, TX	4.0	2.0	2260	$2,999	$1.33	23d	1	0.20mi
3302 Fannin Ave Midland, TX	3.0	2.0	1533	$2,000	$1.30	23d	1	0.62mi
3401 Storey Ave Midland, TX	3.0	2.0	1531	$2,200	$1.44	23d	1	0.64mi
3401 Storey Ave Midland, TX	3.0	2.0	1531	$2,200	$1.44	45d	1	0.64mi
3619 Boyd Ave Midland, TX	3.0	2.0	1700	$2,100	$1.24	15d	1	0.69mi
3900 Douglas Ave Midland, TX	4.0	2.0	1961	$2,800	$1.43	45d	1	0.69mi
2601 Bedford Dr Midland, TX	3.0	2.0	2108	$2,200	$1.04	15d	1	0.70mi
3326 W Dengar Ave Midland, TX	4.0	3.0	2000	$2,500	$1.25	23d	1	0.71mi
1813 McDonald St Midland, TX	3.0	2.0	1680	$2,249	$1.34	45d	1	0.78mi
2928 W Louisiana Ave Unit 213 Midland, TX	3.0	2.0	1450	$1,400	$0.97	45d	1	0.83mi
3209 W Wadley Ave Unit A Midland, TX	3.0	2.0	1512	$2,500	$1.65	45d	1	0.99mi
3607 W Michigan Ave Midland, TX	3.0	2.0	1535	$2,500	$1.63	23d	1	1.05mi
2204 Boyd Ave Midland, TX	3.0	2.0	2068	$3,000	$1.45	45d	1	1.07mi
2406 W Louisiana Ave Midland, TX	2.0	1.5	1620	$2,500	$1.54	45d	1	1.08mi
3105 Barkley Ave Midland, TX	4.0	2.0	1730	$2,350	$1.36	15d	1	1.14mi
2603 W Wadley Ave Midland, TX	3.0	2.0	1600	$1,900	$1.19	23d	1	1.14mi
509 Delmar St Midland, TX	1.0–2.0	1.0–2.5	1116	$1,796	$1.61	15d	8	1.15mi
4600 Andrews Hwy Midland, TX	1.0–3.0	1.0–2.0	1117	$2,590	$2.32	45d	5	1.15mi
4313 Storey Ave Unit A Midland, TX	3.0	2.0	1255	$2,000	$1.59	45d	1	1.18mi
3317 Providence Dr Midland, TX	3.0	2.0	1810	$2,500	$1.38	45d	1	1.19mi
3315 Godfrey St Midland, TX	1.0–3.0	1.5–4.0	1764	$2,800	$1.59	15d	8	1.19mi
1603 N L St Midland, TX	4.0	3.0	2230	$3,200	$1.43	45d	1	1.23mi
3100 Thomas Ave Midland, TX	3.0	1.0	1300	$2,400	$1.85	45d	1	1.24mi
3403 Thomas Ave Midland, TX	2.0	2.0	1472	$2,000	$1.36	15d	1	1.24mi
4425 Humble Ave Midland, TX	4.0	2.0	1466	$2,150	$1.47	15d	1	1.25mi
4425 Humble Ave Midland, TX	4.0	2.0	1466	$2,250	$1.53	23d	1	1.25mi
2812 Mariana Ave Midland, TX	3.0	1.5	1443	$1,750	$1.21	45d	1	1.27mi
4503 Crockett Ave Unit B Midland, TX	2.0	2.0	1250	$2,000	$1.60	45d	1	1.35mi
4519 Crockett Ave Midland, TX	2.0	2.0	1465	$1,900	$1.30	23d	1	1.40mi
2202 Wydewood Dr Midland, TX	3.0	3.0	1854	$2,700	$1.46	15d	1	1.41mi
4525 Crockett Ave Midland, TX	2.0	2.0	1400	$4,250	$3.04	23d	1	1.41mi
2302 Wydewood Dr Midland, TX	3.0	2.0	1748	$2,500	$1.43	45d	1	1.43mi
1902 N I St Midland, TX	3.0	2.5	2178	$2,400	$1.10	45d	1	1.45mi
4506 Storey Ave Midland, TX	3.0	1.0	1400	$1,650	$1.18	15d	1	1.45mi

Listing history 29 events

1. 2026-06-22
   days on market $290,000 Active 56 DOM
2. 2026-06-19
   days on market $290,000 Active 54 DOM
3. 2026-06-18
   days on market $290,000 Active 53 DOM
4. 2026-06-17
   days on market $290,000 Active 52 DOM
5. 2026-06-16
   days on market $290,000 Active 51 DOM
6. 2026-06-15
   days on market $290,000 Active 50 DOM
7. 2026-06-14
   days on market $290,000 Active 48 DOM
8. 2026-06-13
   days on market $290,000 Active 47 DOM
9. 2026-06-10
   days on market $290,000 Active 45 DOM
10. 2026-06-09
    days on market $290,000 Active 44 DOM
11. 2026-06-08
    days on market $290,000 Active 43 DOM
12. 2026-06-07
    days on market $290,000 Active 42 DOM
13. 2026-06-03
    days on market $290,000 Active 38 DOM
14. 2026-06-02
    days on market $290,000 Active 37 DOM
15. 2026-06-01
    days on market $290,000 Active 36 DOM
16. 2026-05-31
    days on market $290,000 Active 35 DOM
17. 2026-05-30
    days on market $290,000 Active 34 DOM
18. 2026-04-14
    listed $295,000 Active 449-char remark
19. 2020-03-20
    soldstatus
20. 2017-08-24
    soldstatus
21. 2017-08-24
    soldstatus
22. 2017-08-21
    soldstatus 130-char remark

    Show marketing remark (130 chars)

    Fabulous open concept home with gourmet kitchen. Vaulted ceilings & cozy fireplace. easy access to shopping & schools.

23. 2017-06-12
    listed $212,500 130-char remark

    Show marketing remark (130 chars)

    Fabulous open concept home with gourmet kitchen. Vaulted ceilings & cozy fireplace. easy access to shopping & schools.

24. 2016-01-20
    soldstatus
25. 2016-01-15
    soldstatus

    Show marketing remark (317 chars)

    Luxury brick patio home centrally located in Midland Texas. Large open living – tile flooring – built-in bookcases – fireplace – soaring ceiling – chef sized kitchen – loads of cabinets – spacious dining -master suite – grassy petite yard. Really nice and move-in ready

26. 2015-08-21
    listed $205,000

    Show marketing remark (317 chars)

    Luxury brick patio home centrally located in Midland Texas. Large open living – tile flooring – built-in bookcases – fireplace – soaring ceiling – chef sized kitchen – loads of cabinets – spacious dining -master suite – grassy petite yard. Really nice and move-in ready

27. 2013-01-03
    soldstatus
28. 2011-07-28
    soldstatus
29. 2006-06-26
    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: $3,928 · $327/mo
• Projected year-2 tax: $5,307 · $442/mo
• Expected delta: +$1,379/yr (+$115/mo · 35.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 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: $33,720
• − Mortgage interest: −$16,245
• − Property taxes: −$3,928
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,698
• − Management: −$2,698
• − Depreciation: −$8,436
• Taxable loss: −$1,734
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $3,428/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): 27,131
• Household income: $57,346
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 938.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 28% White 27% Black 10%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 17% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -227.32%
• Current HPI: 234.6111
• Rent YoY: ▲ 0.74%
• 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

+41.5% since first listed

13 events — show timeline

• 2026-05-24 Price Changed $290,000 PBBOR
• 2026-04-14 Listed $295,000 PBBOR
• 2020-03-20 Sold (Public Records) — Public Records
• 2017-08-24 Sold (Public Records) — Public Records
• 2017-08-24 Sold (Public Records) — Public Records
• 2017-08-21 Sold (MLS) — ODMLS
• 2017-06-12 Listed $212,500 ODMLS
• 2016-01-20 Sold (Public Records) — Public Records
• 2016-01-15 Sold (MLS) — ODMLS
• 2015-08-21 Listed $205,000 ODMLS
• 2013-01-03 Sold (Public Records) — Public Records
• 2011-07-28 Sold (Public Records) — Public Records
• 2006-06-26 Sold (Public Records) — Public Records

Property tax history

+0.9%/yr

Latest (2025): $3,928 · -4.5% YoY. Source: county tax records.