3210 W Kansas Ave · Midland, TX 79701

$99,000

4 bd · 2.0 ba · 686 sqft · Other public records · 59 Days on market

Built 1952

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!! GREAT INCOME PRODUCING PROPERTY! HARD TO FIND DUPLEX OPPORTUNITY FEATURING 2 BEDROOMS & 1 BATHROOM WITH LIVING & DINING AREAS. IDEAL FOR LOW-MAINTENANCE OWNERSHIP AND STRONG RENTAL DEMAND. REFRIGERATOR & WASHER/DRYER INCLUDED. MONTHLY HOA FEE COVERS EXTERIOR INSURANCE, GROUNDS MAINTENANCE, & PARKING!! THIS COZY UNIT W/ NEW PAINT IS MOVE IN READY! SELLER INTENDS TO SELL THE PROPERTY IN ITS CURRENT CONDITION, "AS IS", AND DOES NOT INTEND TO MAKE REPAIRS. TAKE ADVANTAGE OF THIS RARE OPPORTUNITY TODAY!!

Key facts

• Built 1952
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.0% 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 flat; 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/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 $684 of loan paydown is wiped out by about $3k 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 + 0.7% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.05% ✓
• Cap rate: 18.01%
• Cash-on-cash: 41.85%
• DSCR: 2.86
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 2.48×
• Total profit: $41,015
• Equity at exit: $14,761

10-year hold

• IRR: 41.5%
• Equity multiple: 4.51×
• Total profit: $97,300
• Equity at exit: $8,560

Cash invested: $27,720 (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: 113
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $967

Break-even live

Break-even rent $806

Max offer price $99,000

Occupancy floor 47%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4600 Andrews Hwy Midland, TX	1.0–3.0	1.0–2.0	1117	$2,590	$2.32	43d	5	1.32mi

Listing history 24 events

1. 2026-06-19
   days on market $99,000 Active 59 DOM
2. 2026-06-18
   days on market $99,000 Active 58 DOM
3. 2026-06-17
   days on market $99,000 Active 57 DOM
4. 2026-06-16
   days on market $99,000 Active 56 DOM
5. 2026-06-15
   days on market $99,000 Active 55 DOM
6. 2026-06-14
   days on market $99,000 Active 53 DOM
7. 2026-06-13
   days on market $99,000 Active 52 DOM
8. 2026-06-10
   days on market $99,000 Active 50 DOM
9. 2026-06-09
   days on market $99,000 Active 49 DOM
10. 2026-06-08
    days on market $99,000 Active 48 DOM
11. 2026-06-07
    days on market $99,000 Active 47 DOM
12. 2026-06-03
    days on market $99,000 Active 43 DOM
13. 2026-06-02
    days on market $99,000 Active 42 DOM
14. 2026-06-01
    days on market $99,000 Active 41 DOM
15. 2026-05-31
    days on market $99,000 Active 40 DOM
16. 2026-05-30
    days on market $99,000 Active 39 DOM
17. 2026-05-03
    status Active 561-char remark

    Show marketing remark (561 chars)

    CALLING ALL INVESTORS!! GREAT INCOME PRODUCING PROPERTY! HARD TO FIND DUPLEX OPPORTUNITY FEATURING 2 BEDROOMS & 1 BATHROOM WITH LIVING & DINING AREAS. IDEAL FOR LOW-MAINTENANCE OWNERSHIP AND STRONG RENTAL DEMAND. REFRIGERATOR & WASHER/DRYER INCLUDED. MONTHLY HOA FEE COVERS EXTERIOR INSURANCE, GROUNDS MAINTENANCE, & PARKING!! THIS COZY UNIT W/ NEW PAINT IS MOVE IN READY! SELLER INTENDS TO SELL THE PROPERTY IN ITS CURRENT CONDITION, "AS IS", AND DOES NOT INTEND TO MAKE REPAIRS. TAKE ADVANTAGE OF THIS RARE OPPORTUNITY TODAY!!

18. 2026-04-25
    historical Active Under Contract 561-char remark

    Show marketing remark (561 chars)

    CALLING ALL INVESTORS!! GREAT INCOME PRODUCING PROPERTY! HARD TO FIND DUPLEX OPPORTUNITY FEATURING 2 BEDROOMS & 1 BATHROOM WITH LIVING & DINING AREAS. IDEAL FOR LOW-MAINTENANCE OWNERSHIP AND STRONG RENTAL DEMAND. REFRIGERATOR & WASHER/DRYER INCLUDED. MONTHLY HOA FEE COVERS EXTERIOR INSURANCE, GROUNDS MAINTENANCE, & PARKING!! THIS COZY UNIT W/ NEW PAINT IS MOVE IN READY! SELLER INTENDS TO SELL THE PROPERTY IN ITS CURRENT CONDITION, "AS IS", AND DOES NOT INTEND TO MAKE REPAIRS. TAKE ADVANTAGE OF THIS RARE OPPORTUNITY TODAY!!

19. 2026-04-21
    listed $99,000 Active 561-char remark

    Show marketing remark (561 chars)

    CALLING ALL INVESTORS!! GREAT INCOME PRODUCING PROPERTY! HARD TO FIND DUPLEX OPPORTUNITY FEATURING 2 BEDROOMS & 1 BATHROOM WITH LIVING & DINING AREAS. IDEAL FOR LOW-MAINTENANCE OWNERSHIP AND STRONG RENTAL DEMAND. REFRIGERATOR & WASHER/DRYER INCLUDED. MONTHLY HOA FEE COVERS EXTERIOR INSURANCE, GROUNDS MAINTENANCE, & PARKING!! THIS COZY UNIT W/ NEW PAINT IS MOVE IN READY! SELLER INTENDS TO SELL THE PROPERTY IN ITS CURRENT CONDITION, "AS IS", AND DOES NOT INTEND TO MAKE REPAIRS. TAKE ADVANTAGE OF THIS RARE OPPORTUNITY TODAY!!

20. 2024-03-21
    historical $1,100
21. 2024-03-20
    listed $1,100
22. 2022-02-15
    soldstatus
23. 2021-09-24
    soldstatus
24. 2013-12-03
    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: $915 · $76/mo
• Projected year-2 tax: $1,812 · $151/mo
• Expected delta: +$897/yr (+$75/mo · 98.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 23 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: $24,355
• − Mortgage interest: −$5,546
• − Property taxes: −$915
• − Insurance: −$495
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$2,880
• Taxable income: $10,622
• Est. tax owed @ 24.0%: −$2,549
• After-tax cash flow: $9,051/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

+8900.0% since first listed

8 events — show timeline

• 2026-05-03 Relisted — PBBOR
• 2026-04-25 Contingent — PBBOR
• 2026-04-21 Listed $99,000 PBBOR
• 2024-03-21 Rental Removed $1,100 PBBOR
• 2024-03-20 Listed for Rent $1,100 PBBOR
• 2022-02-15 Sold (Public Records) — Public Records
• 2021-09-24 Sold (Public Records) — Public Records
• 2013-12-03 Sold (Public Records) — Public Records

Property tax history

+5.0%/yr

Latest (2025): $915 · -12.2% YoY. Source: county tax records.