7206 W Hwy Unit 80-7 · Midland, TX 79706

$123,900

3 bd · 2.0 ba · 1,465 sqft · Manufactured · 677 Days on market

Built 2024 Poor condition

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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
• Rent growth +3.2/5.0
• Schools +3.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious home has a family preferred floor plan maximizes living space and minimizes wasted hallways with master bedroom and ensuite bath privately located away from large guest bedrooms and second bath at opposite end of home, spacious living room open to bright modern kitchen and family size dining area at center of floor plan,

Key facts

• Island kitchen
• Roomy living room
• Spacious bedrooms

Tags

• SPACIOUS BEDROOMS
• ISLAND KITCHEN
• ROOMY LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $124k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Recommended offer: $109k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 rising (+2.8%/yr); 380 active listings in the ZIP; 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 $857 of loan paydown is wiped out by about $4k 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 + 2.8% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 677 days — a 12% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 39% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 677 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 1.82% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.92%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.10×
• Total profit: $38,159
• Equity at exit: $18,474

10-year hold

• IRR: 34.1%
• Equity multiple: 4.08×
• Total profit: $106,732
• Equity at exit: $10,713

Cash invested: $34,692 (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 79706

• Rents YoY: 2.8%
• Active inventory: 380
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,252 medium
• Mortgage (P&I): −$650
• Tax est. 1.5%: −$155 /mo · $1,858/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $923

Break-even live

Break-even rent $1,084

Max offer price $123,900

Occupancy floor 54%

Sensitivity live

Price	-10% $1,008	-5% $966	+0% $923	+5% $880	+10% $837
Rent	-10% $745	-5% $834	+0% $923	+5% $1,012	+10% $1,101
Rate	-1.0pp $985	-0.5pp $954	base $923	+0.5pp $891	+1.0pp $858

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $123,900 Active 677 DOM
2. 2026-06-18
   days on market $123,900 Active 676 DOM
3. 2026-06-17
   days on market $123,900 Active 675 DOM
4. 2026-06-16
   days on market $123,900 Active 674 DOM
5. 2026-06-15
   days on market $123,900 Active 673 DOM
6. 2026-06-14
   days on market $123,900 Active 671 DOM
7. 2026-06-13
   days on market $123,900 Active 670 DOM
8. 2026-06-10
   days on market $123,900 Active 668 DOM
9. 2026-06-09
   days on market $123,900 Active 667 DOM
10. 2026-06-08
    days on market $123,900 Active 666 DOM
11. 2026-06-07
    days on market $123,900 Active 665 DOM
12. 2026-06-03
    days on market $123,900 Active 661 DOM
13. 2026-06-02
    days on market $123,900 Active 660 DOM
14. 2026-06-01
    days on market $123,900 Active 659 DOM
15. 2026-05-31
    days on market $123,900 Active 658 DOM
16. 2026-05-30
    days on market $123,900 Active 657 DOM
17. 2024-11-14
    status Active 336-char remark

    Show marketing remark (336 chars)

    This spacious home has a family preferred floor plan maximizes living space and minimizes wasted hallways with master bedroom and ensuite bath privately located away from large guest bedrooms and second bath at opposite end of home, spacious living room open to bright modern kitchen and family size dining area at center of floor plan,

18. 2024-11-14
    price $123,900 336-char remark

    Show marketing remark (336 chars)

    This spacious home has a family preferred floor plan maximizes living space and minimizes wasted hallways with master bedroom and ensuite bath privately located away from large guest bedrooms and second bath at opposite end of home, spacious living room open to bright modern kitchen and family size dining area at center of floor plan,

19. 2024-08-17
    historical 336-char remark

    Show marketing remark (336 chars)

    This spacious home has a family preferred floor plan maximizes living space and minimizes wasted hallways with master bedroom and ensuite bath privately located away from large guest bedrooms and second bath at opposite end of home, spacious living room open to bright modern kitchen and family size dining area at center of floor plan,

20. 2024-05-14
    listed $88,900 Active 336-char remark

    Show marketing remark (336 chars)

    This spacious home has a family preferred floor plan maximizes living space and minimizes wasted hallways with master bedroom and ensuite bath privately located away from large guest bedrooms and second bath at opposite end of home, spacious living room open to bright modern kitchen and family size dining area at center of floor plan,

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $27,022
• − Mortgage interest: −$6,940
• − Property taxes: −$1,858
• − Insurance: −$620
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$3,604
• Taxable income: $9,676
• Est. tax owed @ 24.0%: −$2,322
• After-tax cash flow: $8,750/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 · 0 photos

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and renovations to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops — Significant wear and tear, likely requiring replacement.
• Major Bathroom fixtures — Peeling paint and damaged fixtures, likely requiring replacement.
• Major Flooring — Worn and in need of replacement.
• Major Interior walls — Peeling paint and visible damage, likely requiring repainting and repairs.
• Major Roof — Significant damage, likely requiring replacement.
• Major Exterior siding — Peeling and in need of repair or replacement.
• Major Windows — Old and likely in need of replacement.
• Major Foundation — Signs of wear and potential structural issues, likely requiring repair.
• Major HVAC system — Old and likely in need of maintenance or replacement.

Value-add opportunities

• Resale Kitchen renovation — A new kitchen will significantly improve the home's appeal and functionality, enhancing its resale value.
• Resale Bathroom renovation — Renovating the bathrooms will improve the home's appeal and functionality, enhancing its resale value.
• Resale Flooring replacement — Replacing worn flooring will improve the home's appearance and functionality, enhancing its resale value.
• Resale Interior wall repairs and repainting — Repainting and repairing interior walls will improve the home's appearance and functionality, enhancing its resale value.
• Resale Roof replacement — Replacing the roof will improve the home's structural integrity and appearance, enhancing its resale value.
• Resale Exterior siding repair or replacement — Repairing or replacing the exterior siding will improve the home's appearance and functionality, enhancing its resale value.
• Resale Window replacement — Replacing old windows will improve the home's appearance and functionality, enhancing its resale value.
• Resale Foundation repair — Repairing the foundation will improve the home's structural integrity and appearance, enhancing its resale value.
• Resale HVAC system replacement — Replacing the HVAC system will improve the home's comfort and functionality, enhancing its resale value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Significant wear and tear, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures · Peeling paint and damaged fixtures, likely requiring replacement.	Major	$15,000–50,000
Flooring · Worn and in need of replacement.	Major	$15,000–50,000
Interior walls · Peeling paint and visible damage, likely requiring repainting and repairs.	Major	$15,000–50,000
Roof · Significant damage, likely requiring replacement.	Major	$15,000–50,000
Exterior siding · Peeling and in need of repair or replacement.	Major	$15,000–50,000
Windows · Old and likely in need of replacement.	Major	$15,000–50,000
Foundation · Signs of wear and potential structural issues, likely requiring repair.	Major	$15,000–50,000
HVAC system · Old and likely in need of maintenance or replacement.	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale Kitchen renovation — A new kitchen will significantly improve the home's appeal and functionality, enhancing its resale value. ↑
• Resale Bathroom renovation — Renovating the bathrooms will improve the home's appeal and functionality, enhancing its resale value. ↑
• Resale Flooring replacement — Replacing worn flooring will improve the home's appearance and functionality, enhancing its resale value. ↑
• Resale Interior wall repairs and repainting — Repainting and repairing interior walls will improve the home's appearance and functionality, enhancing its resale value. ↑
• Resale Roof replacement — Replacing the roof will improve the home's structural integrity and appearance, enhancing its resale value. ↑
• Resale Exterior siding repair or replacement — Repairing or replacing the exterior siding will improve the home's appearance and functionality, enhancing its resale value. ↑
• Resale Window replacement — Replacing old windows will improve the home's appearance and functionality, enhancing its resale value. ↑
• Resale Foundation repair — Repairing the foundation will improve the home's structural integrity and appearance, enhancing its resale value. ↑
• Resale HVAC system replacement — Replacing the HVAC system will improve the home's comfort and functionality, enhancing its resale 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: 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

• County: Midland County · 168,494 people
• City population: 168,494
• Metro: Midland, TX
• Population (ZIP): 34,281
• Household income: $108,059
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 303.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 48% White 44% Two or more races 13% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 43% Cuban 1%
• Common ancestry: Italian 1% Lithuanian 1% Swedish 1%
• Foreign-born: 11% · Canada
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -173.42%
• Current HPI: 212.6467
• Rent YoY: ▲ 2.75%
• 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

+39.4% since first listed

4 events — show timeline

• 2024-11-14 Price Changed $123,900 Zillow
• 2024-11-14 Relisted — Zillow
• 2024-08-17 Delisted — Zillow
• 2024-05-14 Listed $88,900 Zillow