1217 Maverick Ln · Midland, TX 79705

$299,900

3 bd · 2.0 ba · 1,662 sqft · SingleFamily · 72 Days on market

Built 2015 5,750 sqft lot Est $311k · at est. $25/mo HOA · 1% of rent

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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 +13.0/30.0
• ARV discount +9.1/15.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL HOME!MOVE IN READY, LOW MAINTENANCE YARD. GRANITE THROUGHOUT. OPEN FLOOR PLAN, SEQUESTERED MASTER, DUAL SINKS, SOAKER TUB. BEAUTIFUL TILE FLOORS KITCHEN, LIVING AREA. SOD PUT IN LAST SUMMER FRONT AND BACK YARD.

Key facts

• His-and-hers closets
• Large backyard
• Cozy fireplace

Tags

• WOOD-LOOK TILE FLOORING
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HIS-AND-HERS CLOSETS
• LARGE BACKYARD

Property features AI

Finance

• Other: Located in the Lone Star Trails subdivision
• HOA & community: Homeowners association with annual fee of $305 (about $25.42/month)

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story; Residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on 0.132-acre lot
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fans
• Interior features: Pantry; Living room fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (13.1% below list).
• Recommended offer: $261k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: 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: Barbara Fasken El (math 45% / reading 43%, grade F, #1,243 of 4,322 statewide, top 29%, 886 students, 46% FRL); Goddard J H (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 1,024 students, 58% FRL, charter); Midland H S (math 37% / reading 7%, grade F, #1,366 of 1,632 statewide, top 84%, 2,492 students, 44% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 452 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k 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 72 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,754 (13.1% 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 72 days. Have you received any prior offers? Is the seller open to a 13% 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: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $310,794
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Brand Ln	0.32mi	3/2.0	1,658 (-0%)	10mo	$310,000	$187	76
6907 Saddle Ct	0.58mi	3/2.0	1,706 (+3%)	1mo	$309,000	$181	68

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 · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-50,675
• Equity at exit: $44,716

10-year hold

• IRR: -9.9%
• Equity multiple: 0.41×
• Total profit: $-49,885
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$353 /mo · $4,230/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-15

Break-even live

Break-even rent $2,627

Max offer price $297,209

Occupancy floor 96%

Sensitivity live

Price	-10% $155	-5% $70	+0% $-15	+5% $-100	+10% $-185
Rent	-10% $-221	-5% $-118	+0% $-15	+5% $88	+10% $191
Rate	-1.0pp $136	-0.5pp $61	base $-15	+0.5pp $-93	+1.0pp $-172

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6717 Brand Ln Midland, TX	3.0	2.0	1500	$2,400	$1.60	22d	1	0.19mi
1315 Yellow Rose Ct Midland, TX	3.0	2.0	1600	$2,600	$1.62	15d	1	0.24mi
6706 Yellow Rose Ct Midland, TX	3.0	2.0	1819	$2,800	$1.54	45d	1	0.28mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	22d	1	0.40mi
1501 Wrangler Ln Midland, TX	3.0	2.0	1960	$2,750	$1.40	15d	1	0.44mi
1341 Loess St Midland, TX	3.0	2.0	1623	$2,795	$1.72	45d	1	0.45mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	15d	1	0.45mi
1300 Hogback Way Midland, TX	3.0	2.0	1485	$2,350	$1.58	45d	1	0.48mi
1316 Hogback Way Midland, TX	3.0	2.0	1633	$2,599	$1.59	45d	1	0.49mi
1336 Hogback Way Midland, TX	3.0	2.0	1633	$2,950	$1.81	45d	1	0.49mi
1305 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	15d	1	0.51mi
1321 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	45d	1	0.51mi
1325 Hogback Way Midland, TX	4.0	2.0	1910	$2,950	$1.54	45d	1	0.51mi
1341 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	45d	1	0.52mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	45d	1	0.52mi
1300 Bajada St Midland, TX	4.0	2.0	1910	$3,150	$1.65	45d	1	0.54mi
1300 Bajada St Midland, TX	4.0	2.0	1910	$3,150	$1.65	22d	1	0.54mi
1312 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	22d	1	0.54mi
1336 Bajada St Midland, TX	4.0	2.0	1910	$2,899	$1.52	45d	1	0.54mi
1348 Bajada St Midland, TX	4.0	2.0	1910	$3,100	$1.62	45d	1	0.55mi
1408 Bajada St Midland, TX	3.0	2.0	1633	$2,599	$1.59	45d	1	0.56mi
1416 Bajada St Midland, TX	4.0	2.0	1933	$3,150	$1.63	15d	1	0.56mi
1337 Bajada St Midland, TX	3.0	2.0	1633	$2,900	$1.78	45d	1	0.57mi
1337 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	22d	1	0.57mi
1301 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	22d	1	0.57mi
1341 Bajada St Midland, TX	4.0	2.0	1910	$2,950	$1.54	22d	1	0.57mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	22d	1	0.57mi
1405 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	15d	1	0.57mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	45d	1	0.59mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	22d	1	0.66mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	15d	1	0.69mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	15d	1	0.72mi
6801 Baron Dr Midland, TX	4.0	2.0	2058	$3,150	$1.53	15d	1	0.91mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	15d	1	0.93mi
2060 Acacia Ln Midland, TX	3.0	2.0	2050	$3,100	$1.51	15d	1	1.09mi
6914 Outlaw Ct Midland, TX	4.0	2.0	2123	$3,250	$1.53	15d	1	1.11mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	22d	1	1.13mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	15d	1	1.20mi
2409 Husk St Midland, TX	3.0	2.0	1927	$2,800	$1.45	15d	1	1.24mi
2409 Husk St Unit 1 Midland, TX	3.0	2.0	1800	$3,000	$1.67	15d	1	1.24mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 18 events

1. 2026-06-22
   days on market $299,900 Active 72 DOM
2. 2026-06-13
   remarks 597-char remark
3. 2026-06-13
   statusdays on market $299,900 Active 69 DOM
4. 2026-06-10
   days on market $299,900 Active Under Contract 67 DOM
5. 2026-06-09
   days on market $299,900 Active Under Contract 66 DOM
6. 2026-06-08
   days on market $299,900 Active Under Contract 65 DOM
7. 2026-06-07
   days on market $299,900 Active Under Contract 64 DOM
8. 2026-06-03
   days on market $299,900 Active Under Contract 60 DOM
9. 2026-06-02
   days on market $299,900 Active Under Contract 59 DOM
10. 2026-06-01
    days on market $299,900 Active Under Contract 58 DOM
11. 2026-05-31
    days on market $299,900 Active Under Contract 57 DOM
12. 2026-05-30
    days on market $299,900 Active Under Contract 56 DOM
13. 2026-04-19
    historical Active Under Contract
14. 2026-04-04
    listed $299,900 Active
15. 2021-12-17
    soldstatus
16. 2017-06-09
    soldstatus 220-char remark

    Show marketing remark (220 chars)

    BEAUTIFUL HOME!MOVE IN READY, LOW MAINTENANCE YARD. GRANITE THROUGHOUT. OPEN FLOOR PLAN, SEQUESTERED MASTER, DUAL SINKS, SOAKER TUB. BEAUTIFUL TILE FLOORS KITCHEN, LIVING AREA. SOD PUT IN LAST SUMMER FRONT AND BACK YARD.

17. 2017-06-09
    soldstatus

    Show marketing remark (220 chars)

    BEAUTIFUL HOME!MOVE IN READY, LOW MAINTENANCE YARD. GRANITE THROUGHOUT. OPEN FLOOR PLAN, SEQUESTERED MASTER, DUAL SINKS, SOAKER TUB. BEAUTIFUL TILE FLOORS KITCHEN, LIVING AREA. SOD PUT IN LAST SUMMER FRONT AND BACK YARD.

18. 2017-04-06
    listed $235,000 220-char remark

    Show marketing remark (220 chars)

    BEAUTIFUL HOME!MOVE IN READY, LOW MAINTENANCE YARD. GRANITE THROUGHOUT. OPEN FLOOR PLAN, SEQUESTERED MASTER, DUAL SINKS, SOAKER TUB. BEAUTIFUL TILE FLOORS KITCHEN, LIVING AREA. SOD PUT IN LAST SUMMER FRONT AND BACK YARD.

ⓘ 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: $4,230 · $353/mo
• Projected year-2 tax: $5,488 · $457/mo
• Expected delta: +$1,258/yr (+$105/mo · 29.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 15 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: $31,290
• − Mortgage interest: −$16,799
• − Property taxes: −$4,230
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − HOA: −$300
• − Depreciation: −$8,724
• Taxable loss: −$5,269
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $1,082/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): 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

+27.6% since first listed

6 events — show timeline

• 2026-04-19 Contingent — PBBOR
• 2026-04-04 Listed $299,900 PBBOR
• 2021-12-17 Sold (Public Records) — Public Records
• 2017-06-09 Sold (Public Records) — Public Records
• 2017-06-09 Sold (MLS) — ODMLS
• 2017-04-06 Listed $235,000 ODMLS

Property tax history

+25.5%/yr

Latest (2025): $4,230 · -4.4% YoY. Source: county tax records.