2359 Breeze Ave · Midland, TX 79782

$215,000

4 bd · 2.0 ba · 2,160 sqft · Manufactured public records · 179 Days on market

Built 2021 1.07 ac lot $86/mo HOA · 5% of rent ↓ 19% since listing

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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 +12.3/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this beautiful 2021 double-wide manufactured home on over 1 acre in Martin County! Spacious 4-bed, 2-bath layout with 2,160 sq ft of well-maintained living space. Flooded with natural light from abundant windows, featuring spacious bedrooms and a large kitchen island perfect for entertaining. The expansive lot is a true blank canvas—ideal for gardens, shops, or outdoor living. Move-in ready and waiting for your personal touch!

Key facts

• Large kitchen island
• Expansive lot
• Over 1 acre

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• OVER 1 ACRE
• LARGE KITCHEN ISLAND
• EXPANSIVE LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-41 ($-489/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (16.3% below list).
• Recommended offer: $180k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: schools C-, crime C-, commute D+.
• Stanton ISD (rural): math 40% / reading 39% proficiency, ranked #426 of 826 in TX (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 39 active listings in the ZIP; 5 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (6.3% local appreciation)).
• Martin County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $179,943 (16.3% 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 179 days. Have you received any prior offers? Is the seller open to a 16% 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 2.05×
• Total profit: $63,291
• Equity at exit: $139,196

10-year hold

• IRR: 15.4%
• Equity multiple: 4.11×
• Total profit: $187,281
• Equity at exit: $255,986

Cash invested: $60,200 (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 79782

• Home prices YoY: 3.3%
• Active inventory: 39
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$90
• HOA: −$86
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-41

Break-even live

Break-even rent $1,851

Max offer price $207,807

Occupancy floor 97%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $86 · $1,032/yr

Listing history 19 events

1. 2026-06-19
   days on market $215,000 Active 179 DOM
2. 2026-06-18
   days on market $215,000 Active 178 DOM
3. 2026-06-17
   days on market $215,000 Active 177 DOM
4. 2026-06-16
   days on market $215,000 Active 176 DOM
5. 2026-06-15
   days on market $215,000 Active 175 DOM
6. 2026-06-14
   days on market $215,000 Active 173 DOM
7. 2026-06-13
   days on market $215,000 Active 172 DOM
8. 2026-06-10
   days on market $215,000 Active 170 DOM
9. 2026-06-09
   days on market $215,000 Active 169 DOM
10. 2026-06-08
    days on market $215,000 Active 168 DOM
11. 2026-06-07
    days on market $215,000 Active 167 DOM
12. 2026-06-02
    days on market $215,000 Active 162 DOM
13. 2026-06-01
    days on market $215,000 Active 161 DOM
14. 2026-05-31
    days on market $215,000 Active 160 DOM
15. 2026-05-30
    days on market $215,000 Active 159 DOM
16. 2026-05-19
    price $215,000 445-char remark

    Show marketing remark (445 chars)

    Discover this beautiful 2021 double-wide manufactured home on over 1 acre in Martin County! Spacious 4-bed, 2-bath layout with 2,160 sq ft of well-maintained living space. Flooded with natural light from abundant windows, featuring spacious bedrooms and a large kitchen island perfect for entertaining. The expansive lot is a true blank canvas—ideal for gardens, shops, or outdoor living. Move-in ready and waiting for your personal touch!

17. 2026-03-27
    price $235,000 445-char remark

    Show marketing remark (445 chars)

    Discover this beautiful 2021 double-wide manufactured home on over 1 acre in Martin County! Spacious 4-bed, 2-bath layout with 2,160 sq ft of well-maintained living space. Flooded with natural light from abundant windows, featuring spacious bedrooms and a large kitchen island perfect for entertaining. The expansive lot is a true blank canvas—ideal for gardens, shops, or outdoor living. Move-in ready and waiting for your personal touch!

18. 2026-01-28
    price $254,000 445-char remark

    Show marketing remark (445 chars)

    Discover this beautiful 2021 double-wide manufactured home on over 1 acre in Martin County! Spacious 4-bed, 2-bath layout with 2,160 sq ft of well-maintained living space. Flooded with natural light from abundant windows, featuring spacious bedrooms and a large kitchen island perfect for entertaining. The expansive lot is a true blank canvas—ideal for gardens, shops, or outdoor living. Move-in ready and waiting for your personal touch!

19. 2025-12-22
    listed $265,000 Active 445-char remark

    Show marketing remark (445 chars)

    Discover this beautiful 2021 double-wide manufactured home on over 1 acre in Martin County! Spacious 4-bed, 2-bath layout with 2,160 sq ft of well-maintained living space. Flooded with natural light from abundant windows, featuring spacious bedrooms and a large kitchen island perfect for entertaining. The expansive lot is a true blank canvas—ideal for gardens, shops, or outdoor living. Move-in ready and waiting for your personal touch!

ⓘ 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: $1,910 · $159/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: +$2,024/yr (+$169/mo · 106.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate 13% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,593
• − Mortgage interest: −$12,043
• − Property taxes: −$1,910
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$1,032
• − Depreciation: −$6,255
• Taxable loss: −$4,177
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $514/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: Stanton ISD
• NCES district ID: 4841430
• Math proficiency: 40% ▼ -1.00%
• Reading proficiency: 39% ▲ 5.00%
• Median HH income: $47,595
• Composite: 33.86/100
• National rank: #5353
• State rank: #426 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

• City population: 168,494
• Population (ZIP): 3,831

Population outlook (Martin County) Hauer SSP2

• Today (2025): 7,556 people
• By 2030: 8,556 · +13.2%
• By 2040: 10,786 · +42.7%
• By 2050: 13,158 · +74.1%
• By 2075: 19,334 · +155.9%
• By 2100: 23,704 · +213.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (53%)
• Race & ethnicity: Hispanic / Latino 53% White 43% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 51%
• Common ancestry: Slovak 1% Italian 1% Scotch-Irish 1%
• Foreign-born: 10% · Canada
• Languages at home: 65% English-only · Spanish 33% German/W. Germanic 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+75.8) · D 11.9% · R 87.6%
• 2008→2024 swing: -13.1pp toward R · 2008: -62.7pp · 2024: -75.8pp
• All cycles: 2024: R+75.8 2020: R+72.6 2016: R+67.6 2012: R+68.5 2008: R+62.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.30%
• Current HPI: 195.1131
• Rent YoY: —
• Metro: —
• 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

-18.9% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $215,000 PBBOR
• 2026-03-27 Price Changed $235,000 PBBOR
• 2026-01-28 Price Changed $254,000 PBBOR
• 2025-12-22 Listed $265,000 PBBOR

Property tax history

-10.0%/yr

Latest (2025): $1,910 · +2.9% YoY. Source: county tax records.