1013 Magdalena Way · Midlothian, TX 76065

$294,990

2 bd · 2.5 ba · 1,900 sqft · Townhouse · 64 Days on market

Built 2026 $155/sqft · 15% below area Est $345k · 15% under

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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).

• ARV discount +14.1/15.0
• Cash flow +6.9/30.0
• Schools +4.8/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This floor plan exudes a palatial grandeur with its soaring vaulted ceilings that amplify the sense of space and baths the home in natural light. The owner's suite is to die for with a closet big enough to do cartwheels, no fighting for closet space in this one. The open gourmet kitchen has beautiful quartz counters which look out over the dining and living, makes entertaining easy and comfortable. The game room upstairs is large enough for entertaining or setting up your home office. Your downstairs is adorned with beautiful high grade wood look plank flooring that will handle all the foot traffic coming through. Your oversized secondary bedroom has a nice walk-in closet. Great storage space throughout. Energy efficiency with whole home quality construction. Too many options on this beautiful home to list.

Key facts

• 2 garage spots
• Built 2026
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (31.8% below list).
• Recommended offer: $201k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Midlothian — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#371 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Midlothian ISD (suburban): math 53% / reading 52% proficiency, ranked #94 of 826 in TX (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.3%/yr); 1112 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

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.
• Ellis County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,071 (31.8% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $345,354
• List price: $294,990
• Delta: -14.58%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Magdalena Way	0.02mi	2/2.5	1,900 (0%)	1mo	$321,500	$169	98
1029 Magdalena Way	0.04mi	2/2.5	1,900 (0%)	4mo	$315,990	$166	95
1037 Magdalena Way	0.07mi	2/2.5	1,900 (0%)	14mo	$334,990	$176	86
1015 Magdalena Way	0.00mi	3/2.5 (+1)	2,127 (+12%)	0mo	$319,990	$150	74
1031 Magdalena Way	0.05mi	3/2.5 (+1)	2,127 (+12%)	5mo	$329,990	$155	69

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 · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -26.1%
• Equity multiple: 0.11×
• Total profit: $-73,735
• Equity at exit: $43,984

10-year hold

• IRR: -19.2%
• Equity multiple: -0.08×
• Total profit: $-89,597
• Equity at exit: $25,505

Cash invested: $82,597 (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 76065

• Home prices YoY: -18.9%
• Rents YoY: 4.3%
• Active inventory: 1112
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,011 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-450

Break-even live

Break-even rent $2,581

Max offer price $229,853

Occupancy floor —

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: $73,748
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1007 Sierra Vista Ct Midlothian, TX	3.0	2.5	1412	$2,300	$1.63	24d	1	0.71mi
101 W Maple Ridge Ct Unit 155E Midlothian, TX	3.0	2.5	1608	$1,995	$1.24	15d	1	0.72mi
401 East Avenue G Unit G Midlothian, TX	2.0	1.0	1501	$1,700	$1.13	2d	1	0.75mi
411 E Avenue G Midlothian, TX	3.0	2.0	1526	$1,975	$1.29	43d	1	0.75mi
925 Chaparral Trl Midlothian, TX	3.0	2.5	1307	$1,950	$1.49	4d	1	0.78mi
721 Eastridge Dr Midlothian, TX	1.0–3.0	1.0–2.0	992	$1,464	$1.48	2d	22	0.80mi
315 E Avenue F Midlothian, TX	3.0	2.0	2014	$2,525	$1.25	7d	1	0.81mi
900 W Avenue F Midlothian, TX	2.0	1.0	1419	$1,950	$1.37	20d	1	1.00mi

Listing history 14 events

1. 2026-06-18
   days on market $294,990 Active 64 DOM
2. 2026-06-17
   pricedays on marketlisting id $294,990 Active 63 DOM
3. 2026-06-15
   pricedays on marketlisting id $306,450 Active 1 DOM
4. 2026-06-15
   days on market $294,990 Active 61 DOM
5. 2026-06-13
   days on market $294,990 Active 59 DOM
6. 2026-06-09
   pricedays on market $294,990 Active 55 DOM
7. 2026-06-08
   days on market $299,900 Active 54 DOM
8. 2026-06-07
   days on market $299,900 Active 53 DOM
9. 2026-06-04
   days on market $299,900 Active 50 DOM
10. 2026-06-03
    days on market $299,900 Active 49 DOM
11. 2026-06-02
    days on market $299,900 Active 48 DOM
12. 2026-06-01
    days on market $299,900 Active 47 DOM
13. 2026-05-31
    days on market $299,900 Active 46 DOM
14. 2026-04-16
    listed $299,900 Active 818-char remark

    Show marketing remark (818 chars)

    This floor plan exudes a palatial grandeur with its soaring vaulted ceilings that amplify the sense of space and baths the home in natural light. The owner's suite is to die for with a closet big enough to do cartwheels, no fighting for closet space in this one. The open gourmet kitchen has beautiful quartz counters which look out over the dining and living, makes entertaining easy and comfortable. The game room upstairs is large enough for entertaining or setting up your home office. Your downstairs is adorned with beautiful high grade wood look plank flooring that will handle all the foot traffic coming through. Your oversized secondary bedroom has a nice walk-in closet. Great storage space throughout. Energy efficiency with whole home quality construction. Too many options on this beautiful home to list.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,129
• − Mortgage interest: −$16,524
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$8,582
• Taxable loss: −$10,737
• Est. tax savings @ 24.0%: +$2,577
• After-tax cash flow: $-2,825/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: Midlothian ISD
• NCES district ID: 4830600
• Math proficiency: 53% ▼ -7.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $85,068
• Composite: 48.22/100
• National rank: #2165
• State rank: #94 of 826 in TX

Livability — Midlothian

• Score: 70/100
• State rank: #371
• US rank: #7851

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midlothian, TX
• County: Ellis County · 199,237 people
• City population: 47,438
• Metro: Dallas-Fort Worth-Arlington, TX
• Population (ZIP): 47,438
• Household income: $127,756
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 811.0

Population outlook (Ellis County) Hauer SSP2

• Today (2025): 194,556 people
• By 2030: 209,679 · +7.8%
• By 2040: 238,837 · +22.8%
• By 2050: 265,451 · +36.4%
• By 2075: 326,571 · +67.9%
• By 2100: 362,156 · +86.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 20% Two or more races 13% Black 11%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Indo-European 1%

Political lean MEDSL · Ellis

• 2024 margin: Solid R (+31.1) · D 34.0% · R 65.1%
• 2008→2024 swing: +11.2pp toward D · 2008: -42.2pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+34.1 2016: R+45.4 2012: R+47.5 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.85%
• Current HPI: 243.5953
• Rent YoY: ▲ 4.32%
• Metro: Dallas-Fort Worth-Arlington, 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

1 event — show timeline

• 2026-04-16 Listed $299,900 Zillow