5100 E County Road 58 · Midland, TX 79705

$120,000

2 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 218 Days on market

Built 1984 0.44 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An updated single wide home on a great piece of land. It has well water and a well house, two sheds in the backyard, a porch in front and back of house. All new vinyl windows throughout entire house. New paint on outside of home. Plenty of room to park an R. V and boat. An area in the backyard for a garden. A jetted bathtub and shower in second bathroom. Well is less than 2 yrs old. Septic is 5 yrs old. new 55 gal. water heater. does have single rv hookups in back. fire dept. less than 1/4 mile. Greenwood school district.

Key facts

• Porch in front
• Vinyl windows
• Garden area

Tags

• WELL WATER
• TWO SHEDS
• PORCH IN FRONT
• PORCH IN BACK
• VINYL WINDOWS
• GARDEN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% 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: schools C-, crime C-, commute D+.
• Greenwood ISD (rural): math 45% / reading 44% proficiency, ranked #220 of 826 in TX (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 452 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $120k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 12.45%
• Cash-on-cash: 22.00%
• DSCR: 1.98
• GRM: 6.0

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $19,000
• Equity at exit: $17,892

10-year hold

• IRR: 22.7%
• Equity multiple: 2.90×
• Total profit: $63,857
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$24 /mo · $287/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $616

Break-even live

Break-even rent $890

Max offer price $120,000

Occupancy floor 58%

Sensitivity live

Price	-10% $684	-5% $650	+0% $616	+5% $582	+10% $548
Rent	-10% $484	-5% $550	+0% $616	+5% $682	+10% $748
Rate	-1.0pp $676	-0.5pp $647	base $616	+0.5pp $585	+1.0pp $553

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 N County Road 1125 Unit 1125 Midland, TX	3.0	3.0	1340	$1,750	$1.31	44d	1	1.49mi

Listing history 18 events

1. 2026-06-19
   days on market $120,000 Active 218 DOM
2. 2026-06-18
   days on market $120,000 Active 217 DOM
3. 2026-06-17
   days on market $120,000 Active 216 DOM
4. 2026-06-16
   days on market $120,000 Active 215 DOM
5. 2026-06-15
   days on market $120,000 Active 214 DOM
6. 2026-06-14
   days on market $120,000 Active 212 DOM
7. 2026-06-13
   days on market $120,000 Active 211 DOM
8. 2026-06-10
   days on market $120,000 Active 209 DOM
9. 2026-06-09
   days on market $120,000 Active 208 DOM
10. 2026-06-08
    days on market $120,000 Active 207 DOM
11. 2026-06-07
    days on market $120,000 Active 206 DOM
12. 2026-06-02
    days on market $120,000 Active 201 DOM
13. 2026-06-01
    days on market $120,000 Active 200 DOM
14. 2026-05-31
    days on market $120,000 Active 199 DOM
15. 2026-05-30
    days on market $120,000 Active 198 DOM
16. 2025-11-13
    listed $120,000 Active 527-char remark

    Show marketing remark (527 chars)

    An updated single wide home on a great piece of land. It has well water and a well house, two sheds in the backyard, a porch in front and back of house. All new vinyl windows throughout entire house. New paint on outside of home. Plenty of room to park an R. V and boat. An area in the backyard for a garden. A jetted bathtub and shower in second bathroom. Well is less than 2 yrs old. Septic is 5 yrs old. new 55 gal. water heater. does have single rv hookups in back. fire dept. less than 1/4 mile. Greenwood school district.

17. 2021-05-03
    soldstatus $40,000
18. 1999-03-18
    soldstatus

ⓘ 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: $287 · $24/mo
• Projected year-2 tax: $2,196 · $183/mo
• Expected delta: +$1,909/yr (+$159/mo · 665.7%)

ⓘ 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 9/10 Extreme
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,038
• − Mortgage interest: −$6,722
• − Property taxes: −$287
• − Insurance: −$600
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$3,491
• Taxable income: $5,733
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $6,016/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: Greenwood ISD
• NCES district ID: 4821750
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $74,012
• Composite: 40.54/100
• National rank: #3701
• State rank: #220 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

• 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

+200.0% since first listed

3 events — show timeline

• 2025-11-13 Listed $120,000 ForSaleByOwner.com
• 2021-05-03 Sold (Public Records) $40,000 Public Records
• 1999-03-18 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $287 · -1.0% YoY. Source: county tax records.