2609 S County Rd 1058 · Midland, TX 79706

$300,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 51 Days on market

Built 1986 5.00 ac lot

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Why this score? — see what drove the C- 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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy wide-open possibilities on 5.0 unrestricted acres in Midland County, just east of Greenwood ISD. This property is ideal for country living, livestock, or recreation w/ horse stalls, holding pens, workshop w/ electricity & concrete floor, and an additional storage building. The 3 bed, 2 bath Doublewide home offers a sequestered primary suite, cozy fireplace in living, updated walk-in tub/shower & spacious covered porch overlooking fenced areas. Attached carport w/ side entry provides protection for your vehicles. Ample room to grow, work, and play—perfect for your rural lifestyle vision.

Key facts

• Horse stalls
• Holding pens
• Concrete floor

Tags

• 5.0 UNRESTRICTED ACRES
• HORSE STALLS
• HOLDING PENS
• WORKSHOP W ELECTRICITY
• CONCRETE FLOOR
• ADDITIONAL STORAGE BUILDING

Property features AI

Exterior

• Parking: 1-car carport
• Utilities: Private well water; Septic tank
• Home design: Single-story mobile home; Residential property; Located in the Flora Glendening subdivision
• Construction: Vinyl siding
• Exterior features: Covered porch/patio; Shed(s); Workshop

Interior

• Kitchen: Dishwasher; Electric range; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans; Window air conditioning units
• Interior features: Pantry; Living room fireplace
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/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 $271k (9.8% below list).
• Recommended offer: $271k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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.
• Greenwood ISD (rural): math 45% / reading 44% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenwood El (795 students, 45% FRL); James R Brooks Middle (math 49% / reading 44%, grade D+, #443 of 1,662 statewide, top 28%, 756 students, 37% FRL); Greenwood H S (math 51% / reading 53%, grade D+, #447 of 1,632 statewide, top 29%, 808 students, 33% FRL).
• Market conditions: Rents rising (+2.8%/yr); 383 active listings in the ZIP; 24 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 30% of the median local income ($108k/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 $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 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $270,750 (9.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-28,060
• Equity at exit: $44,731

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-214
• Equity at exit: $25,939

Cash invested: $84,000 (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 79706

• Rents YoY: 2.8%
• Active inventory: 383
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $335

Break-even live

Break-even rent $2,283

Max offer price $300,000

Occupancy floor 83%

Sensitivity live

Price	-10% $505	-5% $420	+0% $335	+5% $250	+10% $166
Rent	-10% $121	-5% $228	+0% $335	+5% $442	+10% $549
Rate	-1.0pp $486	-0.5pp $412	base $335	+0.5pp $258	+1.0pp $179

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8425 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	23d	1	0.33mi
8425 E County Road 110 Midland, TX	3.0	2.0	1616	$3,070	$1.90	45d	1	0.33mi
8513 E County Road 110 Midland, TX	3.0	2.0	1616	$3,070	$1.90	45d	1	0.33mi
8433 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	45d	1	0.33mi
8605 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	45d	1	0.33mi
8603 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	45d	1	0.33mi
8515 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	45d	1	0.33mi
8505 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	45d	1	0.33mi
8513 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	23d	1	0.33mi
8507 E County Road 110 Midland, TX	3.0	2.0	1500	$2,250	$1.50	15d	1	0.36mi
8435 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	15d	1	0.36mi
8517 E County Road 110 Midland, TX	4.0	3.0	1782	$3,485	$1.96	15d	1	0.36mi
8509 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	15d	1	0.36mi
8437 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	15d	1	0.36mi
8601 E County Road 110 Midland, TX	4.0	3.0	1782	$3,485	$1.96	45d	1	0.36mi
8501 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	15d	1	0.36mi
8503 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	23d	1	0.36mi
8429 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	15d	1	0.36mi
8511 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	15d	1	0.36mi
8439 E County Road 110 Midland, TX	3.0	2.0	1500	$2,250	$1.50	15d	1	0.36mi
8503 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	15d	1	0.36mi
8601 E County Road 110 Midland, TX	4.0	3.0	1782	$2,904	$1.63	15d	1	0.36mi
8435 E County Road 110 Midland, TX	3.0	2.0	1616	$2,250	$1.39	23d	1	0.36mi
8431 E County Road 110 Midland, TX	3.0	2.0	1500	$2,850	$1.90	15d	1	0.36mi

Listing history 20 events

1. 2026-06-22
   days on market $300,000 Active 51 DOM
2. 2026-06-19
   days on market $300,000 Active 49 DOM
3. 2026-06-18
   days on market $300,000 Active 48 DOM
4. 2026-06-17
   days on market $300,000 Active 47 DOM
5. 2026-06-16
   days on market $300,000 Active 46 DOM
6. 2026-06-15
   days on market $300,000 Active 45 DOM
7. 2026-06-14
   days on market $300,000 Active 43 DOM
8. 2026-06-13
   days on market $300,000 Active 42 DOM
9. 2026-06-10
   days on market $300,000 Active 40 DOM
10. 2026-06-09
    days on market $300,000 Active 39 DOM
11. 2026-06-08
    days on market $300,000 Active 38 DOM
12. 2026-06-07
    days on market $300,000 Active 37 DOM
13. 2026-06-02
    days on market $300,000 Active 32 DOM
14. 2026-06-01
    days on market $300,000 Active 31 DOM
15. 2026-05-31
    days on market $300,000 Active 30 DOM
16. 2026-05-30
    days on market $300,000 Active 29 DOM
17. 2026-05-01
    listed $300,000 Active 617-char remark
18. 2025-06-23
    soldstatus
19. 2008-02-11
    soldstatus
20. 1993-05-27
    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: $1,264 · $105/mo
• Projected year-2 tax: $5,490 · $458/mo
• Expected delta: +$4,226/yr (+$352/mo · 334.2%)

ⓘ 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 · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $32,490
• − Mortgage interest: −$16,805
• − Property taxes: −$1,264
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$8,727
• Taxable loss: −$1,005
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $4,265/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: Greenwood ISD
• NCES district ID: 4821750
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $74,012
• Composite: 40.54/100
• National rank: #3701
• State rank: #220 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

• 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

4 events — show timeline

• 2026-05-01 Listed $300,000 PBBOR
• 2025-06-23 Sold (Public Records) — Public Records
• 2008-02-11 Sold (Public Records) — Public Records
• 1993-05-27 Sold (Public Records) — Public Records

Property tax history

-2.1%/yr

Latest (2025): $1,264 · -1.8% YoY. Source: county tax records.