3622 Boyd Ave · Midland, TX 79707

$230,000

4 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 77 Days on market

Built 1959 8,407 sqft lot ↓ 8% since listing

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Need 4 bedrooms in a coinvent location? This is it, This pretty home has a large open kitchen, breakfast bar, plus dinning area. You will want to see this home!

Key facts

• 8,407 sq ft lot
• 2 garage spots
• Built 1959

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Rusk El (math 47% / reading 37%, grade F, #1,335 of 4,322 statewide, top 33%, 413 students, 59% FRL); Alamo J H (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 865 students, 62% FRL); Legacy H S (math 37% / reading 3%, grade F, #1,397 of 1,632 statewide, top 87%, 2,504 students, 41% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 314 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $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 77 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.45% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-13,159
• Equity at exit: $34,294

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $29,618
• Equity at exit: $19,886

Cash invested: $64,400 (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 79707

• Rents YoY: 4.5%
• Active inventory: 314
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $325

Break-even live

Break-even rent $1,905

Max offer price $230,000

Occupancy floor 81%

Sensitivity live

Price	-10% $455	-5% $390	+0% $325	+5% $260	+10% $195
Rent	-10% $142	-5% $234	+0% $325	+5% $417	+10% $508
Rate	-1.0pp $441	-0.5pp $384	base $325	+0.5pp $265	+1.0pp $205

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3619 Boyd Ave Midland, TX	3.0	2.0	1700	$2,100	$1.24	14d	1	0.03mi
1813 McDonald St Midland, TX	3.0	2.0	1680	$2,249	$1.34	44d	1	0.11mi
3900 Douglas Ave Midland, TX	4.0	2.0	1961	$2,800	$1.43	44d	1	0.27mi
4600 Andrews Hwy Midland, TX	1.0–3.0	1.0–2.0	1117	$2,590	$2.32	44d	5	0.47mi
4425 Humble Ave Midland, TX	4.0	2.0	1466	$2,150	$1.47	14d	1	0.55mi
4425 Humble Ave Midland, TX	4.0	2.0	1466	$2,250	$1.53	21d	1	0.55mi
2202 Wydewood Dr Midland, TX	3.0	3.0	1854	$2,700	$1.46	14d	1	0.71mi
2302 Wydewood Dr Midland, TX	3.0	2.0	1748	$2,500	$1.43	44d	1	0.73mi
3326 W Dengar Ave Midland, TX	4.0	3.0	2000	$2,500	$1.25	21d	1	0.80mi
4313 Storey Ave Unit A Midland, TX	3.0	2.0	1255	$2,000	$1.59	44d	1	0.81mi
3401 Storey Ave Midland, TX	3.0	2.0	1531	$2,200	$1.44	21d	1	0.83mi
3401 Storey Ave Midland, TX	3.0	2.0	1531	$2,200	$1.44	44d	1	0.83mi
4403 Crockett Ave Unit A Midland, TX	3.0	2.0	1065	$1,800	$1.69	21d	1	0.83mi
4405 Crockett Ave Unit A Midland, TX	3.0	2.0	1100	$1,800	$1.64	44d	1	0.83mi
3302 Fannin Ave Midland, TX	3.0	2.0	1533	$2,000	$1.30	21d	1	0.86mi
3311 Storey Ave Midland, TX	3.0	1.5	1100	$1,700	$1.55	14d	1	0.89mi
3607 W Michigan Ave Midland, TX	3.0	2.0	1535	$2,500	$1.63	21d	1	0.95mi
4506 Storey Ave Midland, TX	3.0	1.0	1400	$1,650	$1.18	14d	1	0.98mi
3315 Godfrey St Midland, TX	1.0–3.0	1.5–4.0	1764	$2,800	$1.59	14d	8	1.01mi
3214 Mark Ln Midland, TX	3.0	2.0	1836	$2,550	$1.39	44d	1	1.05mi
3208 Elma Dr Midland, TX	3.0	2.5	1645	$2,700	$1.64	44d	1	1.05mi
3002 Phillip Pl Midland, TX	3.0	2.0	1579	$2,400	$1.52	44d	1	1.06mi
4732 Harvard Ave Midland, TX	3.0	2.0	2248	$2,600	$1.16	21d	1	1.07mi
4610 Storey Ave Midland, TX	3.0	2.0	1184	$1,899	$1.60	21d	1	1.08mi
3245 Preston Dr Midland, TX	3.0	2.5	1608	$2,000	$1.24	44d	1	1.09mi
3417 N Midland Dr Midland, TX	1.0–3.0	1.0–2.0	887	$1,624	$1.83	14d	13	1.16mi
5108 Rainbow Rd Unit A Midland, TX	3.0	2.0	1406	$3,250	$2.31	44d	1	1.23mi
3317 Providence Dr Midland, TX	3.0	2.0	1810	$2,500	$1.38	44d	1	1.26mi
3209 W Wadley Ave Unit A Midland, TX	3.0	2.0	1512	$2,500	$1.65	44d	1	1.27mi
3226 Whittle Way Midland, TX	3.0	2.0	1850	$4,250	$2.30	21d	1	1.27mi
5001 W Wadley Ave Midland, TX	1.0–3.0	1.0–2.0	1098	$2,720	$2.48	14d	17	1.28mi
3309 Edgemont Dr Midland, TX	3.0	2.0	1600	$2,995	$1.87	21d	1	1.29mi
4409 Roosevelt Dr Midland, TX	3.0	2.0	1230	$1,750	$1.42	45d	1	1.29mi
3306 Oakmont Dr Midland, TX	3.0	2.0	1791	$2,500	$1.40	21d	1	1.29mi
2913 Sunburst Dr Midland, TX	3.0	2.0	1655	$2,400	$1.45	21d	1	1.36mi
2601 Bedford Dr Midland, TX	3.0	2.0	2108	$2,200	$1.04	14d	1	1.37mi
2928 W Louisiana Ave Unit 213 Midland, TX	3.0	2.0	1450	$1,400	$0.97	44d	1	1.37mi
3811 Cedar Spring Dr Midland, TX	4.0	2.0	1500	$2,600	$1.73	44d	1	1.44mi
4317 Tanner Dr Unit A Midland, TX	4.0	2.0	2220	$2,650	$1.19	21d	1	1.44mi
4027 Angelina Dr Midland, TX	3.0	2.0	2228	$2,900	$1.30	14d	1	1.45mi

Listing history 6 events

1. 2026-04-08
   status Pending
2. 2026-04-02
   price $230,000
3. 2026-01-21
   listed $250,000 Active
4. 2019-02-27
   soldstatus
5. 2012-04-02
   soldstatus
6. 1975-07-24
   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: $2,437 · $203/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$1,772/yr (+$148/mo · 72.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 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: $27,799
• − Mortgage interest: −$12,884
• − Property taxes: −$2,437
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,691
• Taxable income: $189
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,855/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): 40,010
• Household income: $99,886
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 1919.0

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 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 11% Asian 5% Black 4%
• Hispanic origin (detail): Mexican 26% Cuban 1%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 79% English-only · Spanish 14% Other Asian/Pacific 2% Other Indo-European 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: ▼ -208.65%
• Current HPI: 198.7489
• Rent YoY: ▲ 4.45%
• 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

-8.0% since first listed

6 events — show timeline

• 2026-04-08 Pending — PBBOR
• 2026-04-02 Price Changed $230,000 PBBOR
• 2026-01-21 Listed $250,000 PBBOR
• 2019-02-27 Sold (Public Records) — Public Records
• 2012-04-02 Sold (Public Records) — Public Records
• 1975-07-24 Sold (Public Records) — Public Records

Property tax history

-0.4%/yr

Latest (2025): $2,437 · -5.4% YoY. Source: county tax records.