Mila Plan · Midlothian, TX 76065

$372,990

3 bd · 2.0 ba · 2,073 sqft · SingleFamily · 956 Days on market

$71/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.8/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

Key facts

• 2 garage spots
• Listed 956 days

🏗️ New construction. The $372,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $420,441.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $373k.

Deal economics

• At list price, monthly cash flow is $-564 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (18.1% below list).
• Recommended offer: $305k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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: T E Baxter El (math 49% / reading 48%, grade D, #950 of 4,322 statewide, top 22%, 600 students, 37% FRL); Walnut Grove Middle (math 57% / reading 56%, grade B, #226 of 1,662 statewide, top 14%, 992 students, 21% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 1135 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 3,016 units permitted in Ellis County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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 956 days — a 12% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Recommended offer $305,336 (18.1% 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 956 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.75%
• DSCR: 0.74
• GRM: 11.5

CMA / ARV

• ARV (median comp): $420,441
• List price: $372,990
• Delta: -11.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 Hitchford St	0.12mi	3/2.0	2,252 (+9%)	2mo	$419,803	$186	78
2224 Oak Br	0.30mi	3/2.5	2,073 (0%)	7mo	$424,184	$205	78
2235 Shady Elm Rd	0.31mi	3/2.5	2,073 (0%)	7mo	$439,161	$212	78
2239 Shady Elm	0.31mi	3/2.0	1,931 (-7%)	5mo	$389,594	$202	70
4829 Signal Run	0.14mi	3/2.5	2,317 (+12%)	6mo	$459,124	$198	67
2219 Shady Elm	0.33mi	4/3.0 (+1)	2,172 (+5%)	7mo	$399,803	$184	62
1837 Flowing Ridge Rd	0.50mi	4/3.0 (+1)	2,028 (-2%)	5mo	$489,900	$242	60
4609 Clearcrest Rd	0.60mi	4/3.0 (+1)	2,031 (-2%)	2mo	$489,990	$241	58
2013 Slipchannel St	0.40mi	3/2.5	2,268 (+9%)	7mo	$514,900	$227	58
1821 Rough Ridge Trl	0.57mi	3/2.0	1,886 (-9%)	4mo	$425,000	$225	55
4633 Hanging Arches Ave	0.35mi	4/3.0 (+1)	2,280 (+10%)	8mo	$469,990	$206	51
4637 Hanging Arches Ave	0.35mi	4/3.0 (+1)	2,337 (+13%)	7mo	$510,000	$218	48

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 · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.15×
• Total profit: $-99,879
• Equity at exit: $62,689

10-year hold

• IRR: -16.7%
• Equity multiple: 0.02×
• Total profit: $-115,579
• Equity at exit: $36,352

Cash invested: $117,723 (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: 1135
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,053 medium
• Mortgage (P&I): −$2,205
• Tax est. 1.5%: −$526 /mo · $6,307/yr
• Insurance: −$175
• HOA: −$71
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-564

Break-even live

Break-even rent $3,768

Max offer price $338,769

Occupancy floor —

Sensitivity live

Price	-10% $-274	-5% $-419	+0% $-564	+5% $-710	+10% $-855
Rent	-10% $-806	-5% $-685	+0% $-564	+5% $-444	+10% $-323
Rate	-1.0pp $-353	-0.5pp $-457	base $-564	+0.5pp $-673	+1.0pp $-784

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: $105,110
• Closing costs: $12,613
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1810 Hidden Water Trl Midlothian, TX	3.0	3.0	2456	$3,800	$1.55	45d	1	0.59mi
4021 Alpine St Midlothian, TX	4.0	3.0	2311	$3,100	$1.34	0d	1	1.19mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 27 events

1. 2026-06-21
   days on market $372,990 Active 956 DOM
2. 2026-06-18
   days on market $372,990 Active 953 DOM
3. 2026-06-17
   days on market $372,990 Active 952 DOM
4. 2026-06-16
   days on market $372,990 Active 951 DOM
5. 2026-06-15
   days on market $372,990 Active 950 DOM
6. 2026-06-13
   days on market $372,990 Active 948 DOM
7. 2026-06-13
   days on market $372,990 Active 947 DOM
8. 2026-06-09
   days on market $372,990 Active 944 DOM
9. 2026-06-08
   days on market $372,990 Active 943 DOM
10. 2026-06-07
    days on market $372,990 Active 942 DOM
11. 2026-06-04
    days on market $372,990 Active 939 DOM
12. 2026-06-03
    days on market $372,990 Active 938 DOM
13. 2026-06-02
    days on market $372,990 Active 937 DOM
14. 2026-06-01
    days on market $372,990 Active 936 DOM
15. 2026-05-31
    days on market $372,990 Active 935 DOM
16. 2026-02-24
    price $372,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

17. 2026-02-20
    price $364,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

18. 2026-01-28
    price $362,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

19. 2025-05-16
    price $380,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

20. 2024-10-01
    price $379,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

21. 2024-08-20
    price $378,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

22. 2024-08-17
    price $376,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

23. 2024-08-16
    price $378,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

24. 2024-05-01
    price $376,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

25. 2024-04-01
    price $373,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

26. 2023-12-30
    price $371,990 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

27. 2023-11-08
    listed $369,990 Active 279-char remark

    Show marketing remark (279 chars)

    Want a craft room, media room or play space? The flex space and additional storage room let you have just that. What you'll love about this plan: - Open-Concept Floor Plan - HomeSmart ® Features - Tall Ceilings - Single Story - Flex Room - Storage Room - Covered Patio

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

Taxation est. · year 1

• Rental income: $36,640
• − Mortgage interest: −$23,551
• − Property taxes: −$6,307
• − Insurance: −$2,102
• − Repairs & maintenance: −$2,931
• − Management: −$2,931
• − HOA: −$852
• − Depreciation: −$12,231
• Taxable loss: −$14,265
• Est. tax savings @ 24.0%: +$3,424
• After-tax cash flow: $-3,349/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: 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

+0.8% since first listed

12 events — show timeline

• 2026-02-24 Price Changed $372,990 Zillow
• 2026-02-20 Price Changed $364,990 Zillow
• 2026-01-28 Price Changed $362,990 Zillow
• 2025-05-16 Price Changed $380,990 Zillow
• 2024-10-01 Price Changed $379,990 Zillow
• 2024-08-20 Price Changed $378,990 Zillow
• 2024-08-17 Price Changed $376,990 Zillow
• 2024-08-16 Price Changed $378,990 Zillow
• 2024-05-01 Price Changed $376,990 Zillow
• 2024-04-01 Price Changed $373,990 Zillow
• 2023-12-30 Price Changed $371,990 Zillow
• 2023-11-08 Listed $369,990 Zillow