6901 E County Rd 55 · Midland, TX 79705

$223,000

3 bd · 2.0 ba · 1,164 sqft · Manufactured · 46 Days on market

Built 2020 0.61 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 +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bath manufactured home situated on approximately 0.61 acres in Midland. Featuring fresh neutral finishes, wood-look plank flooring throughout the main living areas, and plush carpeting in the bedrooms, this home offers comfort and modern appeal. The open-concept kitchen boasts rich espresso cabinetry. Outside, enjoy the large covered wooden deck, carport, and fully fenced yard with a dedicated pet/play area featuring artificial turf. Detached carport complete the package. This move-in ready home is perfect for space !

Key facts

• Open-concept kitchen
• Covered wooden deck
• Espresso cabinetry

Tags

• OPEN-CONCEPT KITCHEN
• ESPRESSO CABINETRY
• COVERED WOODEN DECK
• FULLY FENCED YARD
• DEDICATED PET PLAY AREA
• ARTIFICIAL TURF

Property features AI

Exterior

• Parking: Detached carport; 3 carport spaces
• Utilities: Private well water; Septic tank
• Home design: Residential mobile home
• Construction: Composition roof
• Exterior features: Deck; Corner lot

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Ceiling fans; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $223k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/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 $200k (10.3% below list).
• Recommended offer: $200k (10.3% 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); Greenwood H S (math 51% / reading 53%, grade D+, #447 of 1,632 statewide, top 29%, 808 students, 33% FRL).
• Market conditions: Rents rising (+2.6%/yr); 452 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,504 units permitted in Midland County in 2024 (0 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 $7k 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 46 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,025 (10.3% below list)

Questions for the listing agent

1. It's been on market 46 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: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 9.3

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-21,160
• Equity at exit: $33,250

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,870
• Equity at exit: $19,281

Cash invested: $62,440 (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: 9.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $251

Break-even live

Break-even rent $1,683

Max offer price $223,000

Occupancy floor 82%

Sensitivity live

Price	-10% $377	-5% $314	+0% $251	+5% $187	+10% $124
Rent	-10% $93	-5% $172	+0% $251	+5% $330	+10% $409
Rate	-1.0pp $363	-0.5pp $307	base $251	+0.5pp $193	+1.0pp $134

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 N County Road 1125 Unit 1125 Midland, TX	3.0	3.0	1340	$1,750	$1.31	44d	1	0.29mi

Listing history 20 events

1. 2026-06-19
   days on market $223,000 Active 46 DOM
2. 2026-06-18
   days on market $223,000 Active 45 DOM
3. 2026-06-17
   days on market $223,000 Active 44 DOM
4. 2026-06-16
   days on market $223,000 Active 43 DOM
5. 2026-06-15
   days on market $223,000 Active 42 DOM
6. 2026-06-14
   days on market $223,000 Active 40 DOM
7. 2026-06-13
   days on market $223,000 Active 39 DOM
8. 2026-06-10
   days on market $223,000 Active 37 DOM
9. 2026-06-09
   days on market $223,000 Active 36 DOM
10. 2026-06-08
    days on market $223,000 Active 35 DOM
11. 2026-06-07
    days on market $223,000 Active 34 DOM
12. 2026-06-02
    days on market $223,000 Active 29 DOM
13. 2026-06-01
    days on market $223,000 Active 28 DOM
14. 2026-05-31
    days on market $223,000 Active 27 DOM
15. 2026-05-30
    days on market $223,000 Active 26 DOM
16. 2026-05-04
    listed $223,000 Active 581-char remark
17. 2023-02-22
    soldstatus
18. 2022-12-08
    listed $140,000 Active
19. 2022-09-27
    soldstatus
20. 2021-07-13
    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: $808 · $67/mo
• Projected year-2 tax: $4,081 · $340/mo
• Expected delta: +$3,273/yr (+$273/mo · 405.3%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,003
• − Mortgage interest: −$12,491
• − Property taxes: −$808
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,487
• Taxable loss: −$739
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $3,184/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): 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

+59.3% since first listed

5 events — show timeline

• 2026-05-04 Listed $223,000 PBBOR
• 2023-02-22 Sold (Public Records) — Public Records
• 2022-12-08 Listed $140,000 PBBOR
• 2022-09-27 Sold (Public Records) — Public Records
• 2021-07-13 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $808 · +454.5% YoY. Source: county tax records.