3222 Mariana Ave · Midland, TX 79701

$178,684

3 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 60 Days on market

Built 1955 7,579 sqft lot

---

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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completeley Remodeled! Have to see to believe, everything is new. WOnderful 3 bedroom 1 bath home move in ready.

Key facts

• Spacious backyard
• Near museums
• Near parks

Tags

• SOLAR SYSTEM
• SPACIOUS BACKYARD
• NEAR LOCAL SCHOOLS
• MINUTES FROM SHOPPING
• NEAR PARKS
• NEAR MUSEUMS

Property features AI

Finance

• Other: Property located in Midland County, United States; Directions available for 3222 Mariana Ave, Midland, TX
• Financial info: Private financing available (listing terms)
• HOA & community: No association

Exterior

• Parking: Off-street parking; 1 carport space; No garage
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Attached; Built in 1955; One story
• Construction: Brick and wood construction; Composition roof; Slab foundation
• Exterior features: Lot in an established residential neighborhood; Subdivision: Crestview Heights

Interior

• Kitchen: Dishwasher; Gas range
• Bedrooms: Primary bedroom on main level (approximately 14 x 12); Additional bedroom on main level (approximately 15 x 10); Third bedroom on main level (dimensions not specified)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Open floorplan; 7 rooms total; One level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $173k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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.
• 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: Lamar El (math 23% / reading 23%, grade F, #3,277 of 4,322 statewide, top 77%, 497 students, 84% FRL) — zoned schools average 84% FRL vs 49% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 35% district-wide (-12 pts) — the specific schools serving this property underperform the Midland ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 113 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $5k 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 60 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $29k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,323 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $83,820
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2907 Mariana Ave	0.32mi	3/2.0	1,292 (+2%)	8mo	$85,500	$66	72

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,916
• Equity at exit: $26,642

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,915
• Equity at exit: $15,449

Cash invested: $50,032 (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 79701

• Rents YoY: 0.7%
• Active inventory: 113
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$937
• Tax from tax record: −$196 /mo · $2,348/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $303

Break-even live

Break-even rent $1,528

Max offer price $178,684

Occupancy floor 79%

Sensitivity live

Price	-10% $404	-5% $353	+0% $303	+5% $252	+10% $202
Rent	-10% $152	-5% $227	+0% $303	+5% $378	+10% $454
Rate	-1.0pp $393	-0.5pp $348	base $303	+0.5pp $256	+1.0pp $209

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: $44,671
• Closing costs: $5,361
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3403 Thomas Ave Midland, TX	2.0	2.0	1472	$2,000	$1.36	14d	1	0.18mi
3100 Thomas Ave Midland, TX	3.0	1.0	1300	$2,400	$1.85	44d	1	0.29mi
3105 Barkley Ave Midland, TX	4.0	2.0	1730	$2,350	$1.36	14d	1	0.31mi
2812 Mariana Ave Midland, TX	3.0	1.5	1443	$1,750	$1.21	44d	1	0.35mi
2704 Delano Ave Midland, TX	3.0	1.0	1220	$1,900	$1.56	45d	1	0.51mi
3506 Apache Dr Midland, TX	2.0	1.0	1004	$1,800	$1.79	21d	1	0.51mi
2910 W Michigan Ave Unit 101 Midland, TX	2.0	2.0	1215	$1,350	$1.11	44d	1	0.62mi
2910 W Michigan Ave Unit 110 Midland, TX	2.0	1.0	980	$1,250	$1.28	44d	1	0.62mi
2910 W Michigan Ave Unit 110 Midland, TX	2.0	1.0	980	$1,250	$1.28	14d	1	0.62mi
3007 W Louisiana Ave Midland, TX	2.0	1.0	925	$1,079	$1.17	21d	1	0.62mi
3811 Cedar Spring Dr Midland, TX	4.0	2.0	1500	$2,600	$1.73	44d	1	0.64mi
2901 W Louisiana Ave Unit 3 Midland, TX	2.0	1.0	925	$1,090	$1.18	44d	1	0.69mi
2928 W Louisiana Ave Midland, TX	2.0	1.0	950	$1,395	$1.47	44d	1	0.70mi
3311 Storey Ave Midland, TX	3.0	1.5	1100	$1,700	$1.55	14d	1	0.70mi
2928 W Louisiana Ave Unit 216 Midland, TX	2.0	1.0	950	$1,050	$1.11	44d	1	0.71mi
2928 W Louisiana Ave Unit 213 Midland, TX	3.0	2.0	1450	$1,400	$0.97	44d	1	0.71mi
2928 W Louisiana Ave Unit 221 Midland, TX	2.0	1.5	1000	$1,200	$1.20	44d	1	0.71mi
3607 W Michigan Ave Midland, TX	3.0	2.0	1535	$2,500	$1.63	21d	1	0.71mi
3401 Storey Ave Midland, TX	3.0	2.0	1531	$2,200	$1.44	21d	1	0.72mi
3401 Storey Ave Midland, TX	3.0	2.0	1531	$2,200	$1.44	44d	1	0.72mi
2929 W Kansas Ave Unit 317 Midland, TX	2.0	1.5	1050	$1,200	$1.14	44d	1	0.74mi
2805 W Louisiana Ave Midland, TX	3.0	2.0	1178	$2,400	$2.04	21d	1	0.74mi
2929 W Kansas Ave Midland, TX	2.0	1.0	1050	$1,200	$1.14	44d	1	0.74mi
4000 W Illinois Ave Midland, TX	1.0–2.0	1.0–2.0	755	$1,545	$2.05	21d	10	0.79mi
2705 W Kentucky Ave Midland, TX	3.0	2.0	924	$1,800	$1.95	21d	1	0.83mi
3712 Amelia Dr Midland, TX	3.0	1.0	1046	$2,000	$1.91	21d	1	0.85mi
705 Ainslee St Midland, TX	3.0	2.0	1144	$1,900	$1.66	21d	1	0.95mi
2406 W Louisiana Ave Midland, TX	2.0	1.5	1620	$2,500	$1.54	44d	1	0.96mi
509 Delmar St Midland, TX	1.0–2.0	1.0–2.5	1116	$1,796	$1.61	14d	8	0.98mi
4313 Storey Ave Unit A Midland, TX	3.0	2.0	1255	$2,000	$1.59	44d	1	1.10mi
4409 Roosevelt Dr Midland, TX	3.0	2.0	1230	$1,750	$1.42	45d	1	1.13mi
2111 W Kentucky Ave Midland, TX	2.0	1.0	981	$1,400	$1.43	21d	1	1.14mi
4403 Crockett Ave Unit A Midland, TX	3.0	2.0	1065	$1,800	$1.69	21d	1	1.21mi
4405 Crockett Ave Unit A Midland, TX	3.0	2.0	1100	$1,800	$1.64	44d	1	1.22mi
4515 Monty Dr Midland, TX	4.0	2.0	1853	$2,400	$1.30	44d	1	1.23mi
4603 Mercedes Dr Midland, TX	3.0	2.0	1665	$2,199	$1.32	21d	1	1.30mi
4503 Crockett Ave Unit B Midland, TX	2.0	2.0	1250	$2,000	$1.60	44d	1	1.30mi
4506 Storey Ave Midland, TX	3.0	1.0	1400	$1,650	$1.18	14d	1	1.33mi
1807 W Kentucky Ave Midland, TX	3.0	2.0	1696	$2,800	$1.65	21d	1	1.33mi
4519 Crockett Ave Midland, TX	2.0	2.0	1465	$1,900	$1.30	21d	1	1.35mi

Listing history 32 events

1. 2026-06-19
   days on market $178,684 Active 60 DOM
2. 2026-06-18
   days on market $178,684 Active 59 DOM
3. 2026-06-17
   days on market $178,684 Active 58 DOM
4. 2026-06-16
   days on market $178,684 Active 57 DOM
5. 2026-06-15
   days on market $178,684 Active 56 DOM
6. 2026-06-14
   days on market $178,684 Active 54 DOM
7. 2026-06-13
   days on market $178,684 Active 53 DOM
8. 2026-06-10
   days on market $178,684 Active 51 DOM
9. 2026-06-09
   days on market $178,684 Active 50 DOM
10. 2026-06-08
    days on market $178,684 Active 49 DOM
11. 2026-06-07
    days on market $178,684 Active 48 DOM
12. 2026-06-03
    days on market $178,684 Active 44 DOM
13. 2026-06-02
    days on market $178,684 Active 43 DOM
14. 2026-06-01
    days on market $178,684 Active 42 DOM
15. 2026-05-31
    days on market $178,684 Active 41 DOM
16. 2026-05-30
    days on market $178,684 Active 40 DOM
17. 2026-05-19
    status Active
18. 2026-03-31
    status Pending
19. 2026-03-10
    price $178,684
20. 2026-03-02
    listed $207,521 Active
21. 2024-07-11
    soldstatus
22. 2022-05-02
    soldstatus
23. 2021-12-17
    soldstatus
24. 2021-12-10
    soldstatus
25. 2017-12-29
    soldstatus
26. 2009-11-06
    soldstatus
27. 2007-03-23
    soldstatus
28. 2007-02-26
    listed $87,500 112-char remark

    Show marketing remark (112 chars)

    Completeley Remodeled! Have to see to believe, everything is new. WOnderful 3 bedroom 1 bath home move in ready.

29. 2007-02-22
    soldstatus 112-char remark

    Show marketing remark (112 chars)

    Completeley Remodeled! Have to see to believe, everything is new. WOnderful 3 bedroom 1 bath home move in ready.

30. 2007-02-05
    soldstatus
31. 2007-02-05
    soldstatus
32. 2003-01-31
    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: $2,348 · $196/mo
• Projected year-2 tax: $3,270 · $272/mo
• Expected delta: +$922/yr (+$77/mo · 39.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,934
• − Mortgage interest: −$10,009
• − Property taxes: −$2,348
• − Insurance: −$893
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,198
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $3,436/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): 27,131
• Household income: $57,346
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 938.0

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 0.55)
• Race & ethnicity: Hispanic / Latino 61% Two or more races 28% White 27% Black 10%
• Hispanic origin (detail): Mexican 57%
• Common ancestry: Lithuanian 1% Slovak 1% Ukrainian 1%
• Foreign-born: 17% · Canada
• Languages at home: 55% English-only · Spanish 44%

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: ▼ -227.32%
• Current HPI: 234.6111
• Rent YoY: ▲ 0.74%
• 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

+104.2% since first listed

16 events — show timeline

• 2026-05-19 Relisted — NTREIS
• 2026-03-31 Pending — NTREIS
• 2026-03-10 Price Changed $178,684 NTREIS
• 2026-03-02 Listed $207,521 NTREIS
• 2024-07-11 Sold (Public Records) — Public Records
• 2022-05-02 Sold (Public Records) — Public Records
• 2021-12-17 Sold (Public Records) — Public Records
• 2021-12-10 Sold (Public Records) — Public Records
• 2017-12-29 Sold (Public Records) — Public Records
• 2009-11-06 Sold (Public Records) — Public Records
• 2007-03-23 Sold (Public Records) — Public Records
• 2007-02-26 Listed $87,500 ODMLS
• 2007-02-22 Sold (MLS) — ODMLS
• 2007-02-05 Sold (Public Records) — Public Records
• 2007-02-05 Sold (Public Records) — Public Records
• 2003-01-31 Sold (Public Records) — Public Records

Property tax history

-1.2%/yr

Latest (2025): $2,348 · -17.1% YoY. Source: county tax records.