2036 Blackland St · Midlothian, TX 76065

$640,900

4 bd · 3.5 ba · 2,586 sqft · SingleFamily · 31 Days on market

Built 2026 Excellent condition 7,884 sqft lot $71/mo HOA · 1% of rent

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Schools +4.8/10.0
• Condition / age +4.8/5.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home office with French doors set at entry with 12-foot ceiling. Open kitchen offers a 5-burner gas cooktop, generous counter space, a corner walk-in pantry, and an inviting island with built-in seating space. Dining area flows into open family room with a cast stone fireplace and a wall of windows. Spacious primary suite. Double doors lead to primary bath with dual vanities, a freestanding tub, a separate glass-enclosed shower, and two walk-in closets. Guest suite. Walk-in closets in all bedrooms. Covered backyard patio. Mud room off two-car garage. Representative Images. Features and specifications may vary by community.

Key facts

• Inviting island
• Dining area
• Family room

Tags

• HOME OFFICE
• OPEN KITCHEN
• CORNER WALK-IN PANTRY
• INVITING ISLAND
• DINING AREA
• FAMILY ROOM

Property features AI

Finance

• Other: Community features include club house, park and playground; Listing terms permit Cash, Conventional, FHA and VA financing; Builder special listing condition
• HOA & community: Mandatory HOA; Annual association fee; Association pays maintenance of grounds and full use of facilities; HOA managed by First Service Residential

Exterior

• Parking: Attached 2-car garage with garage door opener; garage faces front; 2 covered parking spaces
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: City water; City sewer; Concrete, curbs and sidewalk; Municipal Utility District; Energy-efficient features for appliances, HVAC, insulation, lighting, windows and water heater; Low-flow fixtures and rain/freeze sensors; Programmable thermostat
• Home design: Single-family residence; One level; Property attached: yes; New construction (2026) — currently incomplete; Smart home features included
• Construction: Brick construction; Composition roof; Slab foundation; Year built: 2026 (new construction — incomplete)
• Exterior features: Covered porch(es); Covered patio/porch; Subdivision lot; Fencing: metal and wood

Interior

• Kitchen: Dishwasher; Disposal; Gas range; Microwave; Eat-in kitchen with granite countertops; Pantry
• Bedrooms: 4 bedrooms (all on main level); Primary bedroom on main level with dual sinks, separate shower, separate vanities, medicine cabinet and walk-in closet; Other bedrooms feature walk-in closets
• Flooring: Carpet; Ceramic tile
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Natural gas heating; Ceiling fan(s); Electric cooling
• Interior features: Eat-in kitchen; Granite counters; High-speed internet available; Pantry; Smart home system; Vaulted ceiling(s); 1 living area; 1 dining area; Room count: 13; Decorative gas fireplace with gas logs
• Laundry & utility: Utility room / mud room

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $641k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $866 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $641k).
• Recommended offer: $622k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Midlothian — 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 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.
• Zoned schools: Longbranch El (math 75% / reading 62%, grade B+, #176 of 4,322 statewide, top 4%, 652 students, 19% FRL) — zoned schools at 19% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 52% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Midlothian ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 1133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• At $6,792/mo this rent would consume 64% of the median local household income ($128k/yr) (locally 811% 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 $4k of loan paydown is wiped out by about $19k 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 31 days — a 3% lower offer ($622k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $621,673 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -5.8%
• Equity multiple: 0.78×
• Total profit: $-39,421
• Equity at exit: $95,560

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $75,805
• Equity at exit: $55,413

Cash invested: $179,452 (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: 1133
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $6,792 medium
• Mortgage (P&I): −$3,361
• Tax est. 1.5%: −$801 /mo · $9,614/yr
• Insurance: −$267
• HOA: −$71
• Vacancy / Maint / Mgmt: −$1,426
• Net cashflow: $866

Break-even live

Break-even rent $5,696

Max offer price $640,900

Occupancy floor 82%

Sensitivity live

Price	-10% $1,309	-5% $1,087	+0% $866	+5% $644	+10% $423
Rent	-10% $329	-5% $598	+0% $866	+5% $1,134	+10% $1,402
Rate	-1.0pp $1,189	-0.5pp $1,029	base $866	+0.5pp $700	+1.0pp $531

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: $160,225
• Closing costs: $19,227
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 E Avenue F Midlothian, TX	3.0	2.0	2014	$2,525	$1.25	8d	1	0.63mi
2 Saint Charles Pl Midlothian, TX	5.0	3.0	2400	$8,950	$3.73	45d	1	0.98mi
2 Saint Charles Pl Unit 1389216P Midlothian, TX	5.0	3.0	2389	$15,575	$6.52	25d	1	0.98mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: gas

Listing history 16 events

1. 2026-06-21
   days on market $640,900 Active 31 DOM
2. 2026-06-18
   days on market $640,900 Active 28 DOM
3. 2026-06-17
   days on market $640,900 Active 27 DOM
4. 2026-06-16
   days on market $640,900 Active 26 DOM
5. 2026-06-15
   days on market $640,900 Active 25 DOM
6. 2026-06-13
   days on market $640,900 Active 23 DOM
7. 2026-06-09
   days on market $640,900 Active 19 DOM
8. 2026-06-08
   days on market $640,900 Active 18 DOM
9. 2026-06-07
   days on market $640,900 Active 17 DOM
10. 2026-06-04
    days on market $640,900 Active 14 DOM
11. 2026-06-03
    days on market $640,900 Active 13 DOM
12. 2026-06-02
    days on market $640,900 Active 12 DOM
13. 2026-06-01
    days on market $640,900 Active 11 DOM
14. 2026-05-31
    days on market $640,900 Active 10 DOM
15. 2026-05-21
    listed $640,900 Active 630-char remark

    Show marketing remark (630 chars)

    Home office with French doors set at entry with 12-foot ceiling. Open kitchen offers a 5-burner gas cooktop, generous counter space, a corner walk-in pantry, and an inviting island with built-in seating space. Dining area flows into open family room with a cast stone fireplace and a wall of windows. Spacious primary suite. Double doors lead to primary bath with dual vanities, a freestanding tub, a separate glass-enclosed shower, and two walk-in closets. Guest suite. Walk-in closets in all bedrooms. Covered backyard patio. Mud room off two-car garage. Representative Images. Features and specifications may vary by community.

16. 2026-05-21
    listed $640,900 Active

    Show marketing remark (630 chars)

    Home office with French doors set at entry with 12-foot ceiling. Open kitchen offers a 5-burner gas cooktop, generous counter space, a corner walk-in pantry, and an inviting island with built-in seating space. Dining area flows into open family room with a cast stone fireplace and a wall of windows. Spacious primary suite. Double doors lead to primary bath with dual vanities, a freestanding tub, a separate glass-enclosed shower, and two walk-in closets. Guest suite. Walk-in closets in all bedrooms. Covered backyard patio. Mud room off two-car garage. Representative Images. Features and specifications may vary by community.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 5 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,509
• − Mortgage interest: −$35,900
• − Property taxes: −$9,614
• − Insurance: −$3,204
• − Repairs & maintenance: −$6,521
• − Management: −$6,521
• − HOA: −$852
• − Depreciation: −$18,644
• Taxable income: $252
• Est. tax owed @ 24.0%: −$61
• After-tax cash flow: $10,330/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with a modern design and well-maintained exterior. It is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Replace light fixtures — Modernizes lighting and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Replace light fixtures — Modernizes lighting and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $640,900 Zillow
• 2026-05-21 Listed $640,900 NTREIS