2202 High Country Cir · Midland, TX 79705

$244,900

2 bd · 2.0 ba · 1,005 sqft · SingleFamily · 106 Days on market

Built 2024 Good condition 4,400 sqft lot

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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 +17.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Callie cottage-style floor plan offers an efficient and affordable use of space, making it an ideal choice for first-time home buyers. Key features of this floor plan include: - Exterior: Brick and vinyl exterior with a covered front entryway and a covered back patio. - Interior: Luxury vinyl plank flooring throughout the home and a ceiling fan in the master bedroom. - Kitchen: Granite countertops, a kitchen island with bar seating, and stainless steel appliances. - Master Suite: A secluded master suite featuring a walk-in closet. - Included Amenities: Washer, dryer, refrigerator, and window coverings. - Systems: Premium plumbing with a water loop and upgraded lighting fixtures. - Landscaping: Upgraded backyard featuring artificial turf, rock, and a crushed black granite walkway. Please let me know if you would like more information or to schedule a viewing.

Key facts

• Covered back patio
• Granite countertops
• 4,400 sq ft lot

Tags

• BRICK AND VINYL EXTERIOR
• COVERED FRONT ENTRYWAY
• COVERED BACK PATIO
• LUXURY VINYL PLANK FLOORING
• CEILING FAN IN MASTER BEDROOM
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $245k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (7.6% below list).
• Recommended offer: $223k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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: Santa Rita El (math 43% / reading 39%, grade F, #1,462 of 4,322 statewide, top 34%, 596 students, 45% 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; 16 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 $7k 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 106 days — a 9% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.92% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.56% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.57×
• Total profit: $-29,722
• Equity at exit: $36,515

10-year hold

• IRR: -3.5%
• Equity multiple: 0.77×
• Total profit: $-15,863
• Equity at exit: $21,174

Cash invested: $68,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$229 /mo · $2,754/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $172

Break-even live

Break-even rent $2,045

Max offer price $244,900

Occupancy floor 87%

Sensitivity live

Price	-10% $311	-5% $242	+0% $172	+5% $103	+10% $34
Rent	-10% $-7	-5% $83	+0% $172	+5% $262	+10% $351
Rate	-1.0pp $296	-0.5pp $235	base $172	+0.5pp $109	+1.0pp $44

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 Settler Ave Midland, TX	3.0	2.0	1421	$2,600	$1.83	45d	1	0.10mi
2808 Lighthouse Rd Midland, TX	3.0	2.0	1168	$2,300	$1.97	45d	1	0.26mi
2808 Longfellow Rd Midland, TX	3.0	2.0	1422	$2,400	$1.69	22d	1	0.34mi
5917 Praline St Midland, TX	3.0	2.0	1251	$2,500	$2.00	22d	1	0.39mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	45d	1	0.41mi
2912 Pitchfork Rd Midland, TX	3.0	2.0	1119	$2,100	$1.88	22d	1	0.43mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	22d	1	0.52mi
6220 Kingsville St Midland, TX	3.0	2.0	1312	$2,400	$1.83	15d	1	0.62mi
1412 Mockingbird Ln Midland, TX	1.0–3.0	1.0–2.0	959	$2,014	$2.10	15d	22	0.99mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	22d	1	1.10mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	15d	1	1.20mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	15d	1	1.21mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	22d	1	1.27mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	22d	1	1.27mi
110 Pavilion Pkwy Midland, TX	1.0–3.0	1.0–2.0	985	$1,814	$1.84	15d	19	1.39mi
6717 Brand Ln Midland, TX	3.0	2.0	1500	$2,400	$1.60	22d	1	1.46mi

Listing history 18 events

1. 2026-06-19
   days on market $244,900 Active 106 DOM
2. 2026-06-18
   days on market $244,900 Active 105 DOM
3. 2026-06-17
   days on market $244,900 Active 104 DOM
4. 2026-06-16
   days on market $244,900 Active 103 DOM
5. 2026-06-15
   days on market $244,900 Active 102 DOM
6. 2026-06-14
   days on market $244,900 Active 100 DOM
7. 2026-06-13
   days on market $244,900 Active 99 DOM
8. 2026-06-10
   days on market $244,900 Active 97 DOM
9. 2026-06-09
   days on market $244,900 Active 96 DOM
10. 2026-06-08
    days on market $244,900 Active 95 DOM
11. 2026-06-07
    days on market $244,900 Active 94 DOM
12. 2026-06-03
    days on market $244,900 Active 90 DOM
13. 2026-06-02
    days on market $244,900 Active 89 DOM
14. 2026-06-01
    days on market $244,900 Active 88 DOM
15. 2026-05-31
    days on market $244,900 Active 87 DOM
16. 2026-05-30
    days on market $244,900 Active 86 DOM
17. 2026-04-15
    soldstatus
18. 2026-03-05
    listed $244,900 Active 875-char remark

    Show marketing remark (875 chars)

    The Callie cottage-style floor plan offers an efficient and affordable use of space, making it an ideal choice for first-time home buyers. Key features of this floor plan include: - Exterior: Brick and vinyl exterior with a covered front entryway and a covered back patio. - Interior: Luxury vinyl plank flooring throughout the home and a ceiling fan in the master bedroom. - Kitchen: Granite countertops, a kitchen island with bar seating, and stainless steel appliances. - Master Suite: A secluded master suite featuring a walk-in closet. - Included Amenities: Washer, dryer, refrigerator, and window coverings. - Systems: Premium plumbing with a water loop and upgraded lighting fixtures. - Landscaping: Upgraded backyard featuring artificial turf, rock, and a crushed black granite walkway. Please let me know if you would like more information or to schedule a viewing.

ⓘ 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: $2,754 · $229/mo
• Projected year-2 tax: $4,482 · $373/mo
• Expected delta: +$1,728/yr (+$144/mo · 62.8%)

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

Taxation est. · year 1

• Rental income: $27,161
• − Mortgage interest: −$13,718
• − Property taxes: −$2,754
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$7,124
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $2,549/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This single-family home is in good condition with a good condition score of 80. It has a good exterior, interior, and systems, and is move-in ready. The highest-ROI updates would be to paint the exterior trim and doors, replace the outdoor furniture, and install smart home devices.

Value-add opportunities

• Both Paint exterior trim and doors — Enhances curb appeal and value
• Both Replace outdoor furniture — Freshens up the patio and adds value
• Both Install smart home devices — Improves convenience and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim and doors — Enhances curb appeal and value ↑
• Both Replace outdoor furniture — Freshens up the patio and adds value ↑
• Both Install smart home devices — Improves convenience and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-04-15 Sold (Public Records) — Public Records
• 2026-03-05 Listed $244,900 ForSaleByOwner.com

Property tax history

+930.3%/yr

Latest (2025): $2,754 · +930.3% YoY. Source: county tax records.