6004 Purtis Creek Dr · Midland, TX 79705

$329,900

4 bd · 2.0 ba · 1,717 sqft · SingleFamily · 38 Days on market

Built 2023 6,229 sqft lot

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Schools +3.2/10.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this beautiful 4 bedroom 2 baths featuring a stunning yard perfect for relaxing and entertaining. Don't miss out schedule a tour today!

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (18.9% below list).
• Recommended offer: $268k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.7% in Midland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: General Tommy Franks El (math 43% / reading 46%, grade F, #1,155 of 4,322 statewide, top 29%, 825 students, 38% FRL); Goddard J H (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 1,024 students, 58% FRL, charter); 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 rising (+2.6%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 ($105k/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 $10k 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 38 days — a 3% lower offer ($320k) 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.

Recommended offer $267,644 (18.9% 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 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.81% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-61,256
• Equity at exit: $49,189

10-year hold

• IRR: -12.5%
• Equity multiple: 0.28×
• Total profit: $-66,653
• Equity at exit: $28,524

Cash invested: $92,372 (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 79705

• Rents YoY: 2.6%
• Active inventory: 452
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,676 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$351 /mo · $4,210/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-104

Break-even live

Break-even rent $2,808

Max offer price $311,537

Occupancy floor 99%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 Purtis Creek Dr Midland, TX	4.0	2.0	1722	$2,900	$1.68	44d	1	0.03mi
5817 Settler Ave Midland, TX	3.0	2.0	1421	$2,600	$1.83	44d	1	0.15mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	44d	1	0.18mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	21d	1	0.33mi
2716 River Bend Rd Midland, TX	3.0	2.0	1517	$2,600	$1.71	44d	1	0.41mi
5920 Woodpecker Way Midland, TX	3.0	2.0	1669	$3,800	$2.28	44d	1	0.43mi
2808 Lighthouse Rd Midland, TX	3.0	2.0	1168	$2,300	$1.97	44d	1	0.48mi
2060 Acacia Ln Midland, TX	3.0	2.0	2050	$3,100	$1.51	13d	1	0.57mi
2808 Longfellow Rd Midland, TX	3.0	2.0	1422	$2,400	$1.69	21d	1	0.57mi
5917 Praline St Midland, TX	3.0	2.0	1251	$2,500	$2.00	21d	1	0.61mi
2908 Yellowhouse Ave Midland, TX	3.0	2.0	1515	$2,650	$1.75	21d	1	0.64mi
2912 Pitchfork Rd Midland, TX	3.0	2.0	1119	$2,100	$1.88	21d	1	0.66mi
6109 Buckthorn Dr Midland, TX	4.0	2.0	1655	$2,900	$1.75	21d	1	0.66mi
2944 Hidalgo Ave Midland, TX	3.0	2.0	1689	$3,800	$2.25	44d	1	0.72mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	13d	1	0.75mi
6220 Kingsville St Midland, TX	3.0	2.0	1312	$2,400	$1.83	13d	1	0.79mi
1507 Laguna Meadows Trl Midland, TX	4.0	2.0	1703	$2,600	$1.53	44d	1	0.81mi
1412 Mockingbird Ln Midland, TX	1.0–3.0	1.0–2.0	959	$2,635	$2.75	13d	22	0.81mi
1500 Laguna Meadows Trl Midland, TX	3.0	2.0	1868	$2,500	$1.34	21d	1	0.86mi
2703 Ranch Ave Midland, TX	3.0	2.0	1658	$2,350	$1.42	21d	1	0.89mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	44d	1	0.91mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	21d	1	0.92mi
6735 Draw Ct Midland, TX	4.0	2.0	2050	$2,500	$1.22	44d	1	0.95mi
1307 Santa Clara Dr Midland, TX	3.0	2.0	1704	$2,900	$1.70	44d	1	0.97mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	13d	1	1.00mi
2702 Southwest St Midland, TX	3.0	2.0	1844	$2,500	$1.36	44d	1	1.00mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	44d	1	1.01mi
1501 Wrangler Ln Midland, TX	3.0	2.0	1960	$2,750	$1.40	13d	1	1.01mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	21d	1	1.04mi
6801 Baron Dr Midland, TX	4.0	2.0	2058	$3,150	$1.53	13d	1	1.04mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	21d	1	1.06mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	13d	1	1.06mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	13d	1	1.08mi
2409 Husk St Unit 1 Midland, TX	3.0	2.0	1800	$3,000	$1.67	13d	1	1.09mi
2409 Husk St Midland, TX	3.0	2.0	1927	$2,800	$1.45	13d	1	1.09mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	13d	1	1.10mi
6706 Yellow Rose Ct Midland, TX	3.0	2.0	1819	$2,800	$1.54	44d	1	1.20mi
110 Pavilion Pkwy Midland, TX	1.0–3.0	1.0–2.0	985	$2,224	$2.26	13d	19	1.20mi
6914 Outlaw Ct Midland, TX	4.0	2.0	2123	$3,250	$1.53	13d	1	1.23mi
1314 Solomon Ln Midland, TX	3.0	2.0	1881	$3,050	$1.62	44d	1	1.23mi

Listing history 7 events

1. 2026-04-02
   soldstatus
2. 2026-03-24
   historical $2,800
3. 2026-03-23
   status Pending
4. 2026-02-13
   listed $329,900 Active
5. 2026-01-10
   price $329,900
6. 2026-01-08
   listed $2,800
7. 2025-09-08
   price $334,000

ⓘ 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: $4,210 · $351/mo
• Projected year-2 tax: $6,037 · $503/mo
• Expected delta: +$1,827/yr (+$152/mo · 43.4%)

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

Taxation est. · year 1

• Rental income: $32,117
• − Mortgage interest: −$18,480
• − Property taxes: −$4,210
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,569
• − Management: −$2,569
• − Depreciation: −$9,597
• Taxable loss: −$6,958
• Est. tax savings @ 24.0%: +$1,670
• After-tax cash flow: $422/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): 46,653
• Household income: $105,310
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1557.0

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 0.60)
• Race & ethnicity: White 46% Hispanic / Latino 43% Two or more races 20% Black 8%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 72% English-only · Spanish 24% Arabic 1%

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: ▼ -300.44%
• Current HPI: 207.2904
• Rent YoY: ▲ 2.56%
• 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

-99.2% since first listed

7 events — show timeline

• 2026-04-02 Sold (Public Records) — Public Records
• 2026-03-24 Rental Removed $2,800 PBBOR
• 2026-03-23 Pending — PBBOR
• 2026-02-13 Listed $329,900 PBBOR
• 2026-01-10 Price Changed $329,900 PBBOR
• 2026-01-08 Listed for Rent $2,800 PBBOR
• 2025-09-08 Price Changed $334,000 PBBOR

Property tax history

+342.1%/yr

Latest (2025): $4,210 · +342.1% YoY. Source: county tax records.