1317 Corral Dr · Midland, TX 79705

$298,400

3 bd · 2.0 ba · 1,455 sqft · SingleFamily · 11 Days on market

Built 2018 6,316 sqft lot Est $303k · 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 +11.9/30.0
• ARV discount +8.1/15.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This single-family residence offers modern living In a vibrant area north of loop 250. The property features 3 bedrooms, 2 bathrooms with a modern open concept layout. All appliances included and granite tops throughout. The master bedroom is sequestered with walk in closet. Exterior features include a two-car garage, Govee Light system, covered patio and mature landscaping.

Key facts

• Granite tops
• Covered patio
• Walk in closet

Tags

• OPEN CONCEPT LAYOUT
• GRANITE TOPS
• WALK IN CLOSET
• COVERED PATIO
• MATURE LANDSCAPING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $305 (about $25.42/month)

Exterior

• Parking: 2-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electric service available
• Home design: Single family residence; One-story
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Covered patio/porch; Wood fencing

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Pantry; Water softener; Disposal
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-74 ($-892/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.3% below list).
• Recommended offer: $250k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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: 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 51% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 452 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 49% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,780 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.84% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $302,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Brand Ln	0.13mi	3/2.0	1,658 (+14%)	10mo	$310,000	$187	62
7112 Anticline Ct	0.53mi	3/2.0	1,368 (-6%)	14mo	$285,000	$208	54

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-54,161
• Equity at exit: $44,492

10-year hold

• IRR: -11.8%
• Equity multiple: 0.31×
• Total profit: $-57,621
• Equity at exit: $25,800

Cash invested: $83,552 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,498 high
• Mortgage (P&I): −$1,565
• Tax from tax record: −$333 /mo · $4,001/yr
• Insurance: −$124
• HOA: −$25
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-74

Break-even live

Break-even rent $2,592

Max offer price $285,266

Occupancy floor 98%

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: $74,600
• Closing costs: $8,952
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6706 Yellow Rose Ct Midland, TX	3.0	2.0	1819	$2,800	$1.54	43d	1	0.04mi
1315 Yellow Rose Ct Midland, TX	3.0	2.0	1600	$2,600	$1.62	13d	1	0.07mi
6717 Brand Ln Midland, TX	3.0	2.0	1500	$2,400	$1.60	21d	1	0.12mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	13d	1	0.22mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	43d	1	0.23mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	21d	1	0.26mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	21d	1	0.30mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	43d	1	0.31mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	13d	1	0.41mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	13d	1	0.44mi
1336 Hogback Way Midland, TX	3.0	2.0	1633	$2,950	$1.81	43d	1	0.60mi
1316 Hogback Way Midland, TX	3.0	2.0	1633	$2,599	$1.59	43d	1	0.61mi
1341 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	43d	1	0.62mi
1300 Hogback Way Midland, TX	3.0	2.0	1485	$2,350	$1.58	43d	1	0.63mi
1408 Bajada St Midland, TX	3.0	2.0	1633	$2,599	$1.59	43d	1	0.63mi
1321 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	43d	1	0.63mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	21d	1	0.63mi
1341 Loess St Midland, TX	3.0	2.0	1623	$2,795	$1.72	43d	1	0.64mi
1305 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	13d	1	0.65mi
1405 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	13d	1	0.65mi
1312 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	21d	1	0.67mi
1337 Bajada St Midland, TX	3.0	2.0	1633	$2,900	$1.78	43d	1	0.67mi
1337 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	21d	1	0.67mi
1301 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	21d	1	0.73mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	21d	1	0.88mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	13d	1	0.93mi
2409 Husk St Unit 1 Midland, TX	3.0	2.0	1800	$3,000	$1.67	13d	1	0.96mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	43d	1	1.06mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	13d	1	1.10mi
2702 Southwest St Midland, TX	3.0	2.0	1844	$2,500	$1.36	43d	1	1.17mi
6011 Purtis Creek Dr Midland, TX	4.0	2.0	1722	$2,900	$1.68	43d	1	1.18mi
2703 Ranch Ave Midland, TX	3.0	2.0	1658	$2,350	$1.42	21d	1	1.20mi
5817 Settler Ave Midland, TX	3.0	2.0	1421	$2,600	$1.83	43d	1	1.35mi
1412 Mockingbird Ln Midland, TX	1.0–3.0	1.0–2.0	959	$2,635	$2.75	13d	22	1.41mi
2716 River Bend Rd Midland, TX	3.0	2.0	1517	$2,600	$1.71	43d	1	1.47mi
1307 Santa Clara Dr Midland, TX	3.0	2.0	1704	$2,900	$1.70	44d	1	1.49mi
1507 Laguna Meadows Trl Midland, TX	4.0	2.0	1703	$2,600	$1.53	43d	1	1.49mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: landscaping

Listing history 11 events

1. 2026-06-19
   days on market $298,400 Active 11 DOM
2. 2026-06-18
   days on market $298,400 Active 10 DOM
3. 2026-06-17
   days on market $298,400 Active 9 DOM
4. 2026-06-16
   price $298,400 Active 8 DOM
5. 2026-06-16
   days on market $299,900 Active 8 DOM
6. 2026-06-15
   days on market $299,900 Active 7 DOM
7. 2026-06-14
   days on market $299,900 Active 5 DOM
8. 2026-06-13
   days on market $299,900 Active 4 DOM
9. 2026-06-10
   days on market $299,900 Active 2 DOM
10. 2026-06-09
    remarks 377-char remark
11. 2026-06-09
    listed $299,900 Active 1 DOM

ⓘ 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: $4,001 · $333/mo
• Projected year-2 tax: $5,461 · $455/mo
• Expected delta: +$1,460/yr (+$122/mo · 36.5%)

ⓘ 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 6 d/yr ≥102°F today · 18 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: $29,974
• − Mortgage interest: −$16,715
• − Property taxes: −$4,001
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − HOA: −$300
• − Depreciation: −$8,681
• Taxable loss: −$6,011
• Est. tax savings @ 24.0%: +$1,443
• After-tax cash flow: $551/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

3 events — show timeline

• 2026-06-08 Listed $299,900 PBBOR
• 2022-11-22 Sold (Public Records) — Public Records
• 2020-07-17 Sold (Public Records) — Public Records

Property tax history

+35.4%/yr

Latest (2025): $4,001 · +4.3% YoY. Source: county tax records.