6108 Purtis Crk · Midland, TX 79705

$310,000

3 bd · 2.0 ba · 1,504 sqft · SingleFamily · 9 Days on market

Built 2023 Good condition 7,361 sqft lot $38/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 +11.3/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Schools +3.2/10.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a quiet cul-de-sac, this beautifully maintained home offers charm and modern comfort throughout. The kitchen features elegant granite countertops, while the dining room boasts stunning custom shelving. Step outside to an oversized backyard oasis with beautiful landscaping, low-maintenance turf, a dedicated dog area, and a refreshing cowboy pool—perfect for relaxing or entertaining. Call asap for your personal tour!

Key facts

• Custom shelving
• Landscaping
• Low-maintenance turf

Tags

• GRANITE COUNTERTOPS
• CUSTOM SHELVING
• OVERSIZED BACKYARD
• LANDSCAPING
• LOW-MAINTENANCE TURF
• DEDICATED DOG AREA

Property features AI

Finance

• Other: Property type: Single family residence
• HOA & community: Homeowners association with $450 annual fee (about $37.50/month)

Exterior

• Parking: 2 total parking spaces; 2 covered parking spaces; 2-car garage with garage door opener
• Security: Owned security system
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property; GPS-friendly location; Located in Mockingbird subdivision
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Home warranty included; Built with solar (solar energy generation)
• Exterior features: Covered patio/porch; Private pool; Landscaped lot; Cul-de-sac lot; Storage structure

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Dishwasher; Disposal
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Blinds; Security system (owned); Thermostat
• Laundry & utility: Washer hookup; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (16.9% below list).
• Recommended offer: $258k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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); Legacy H S (math 37% / reading 3%, grade F, #1,397 of 1,632 statewide, top 87%, 2,504 students, 41% 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 22d 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $257,648 (16.9% 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: 0.83% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.0

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: -19.3%
• Equity multiple: 0.33×
• Total profit: $-58,431
• Equity at exit: $46,222

10-year hold

• IRR: -12.9%
• Equity multiple: 0.26×
• Total profit: $-64,477
• Equity at exit: $26,803

Cash invested: $86,800 (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: $2,576 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$354 /mo · $4,249/yr
• Insurance: −$129
• HOA: −$38
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-112

Break-even live

Break-even rent $2,718

Max offer price $290,297

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-24	+0% $-112	+5% $-199	+10% $-287
Rent	-10% $-315	-5% $-213	+0% $-112	+5% $-10	+10% $92
Rate	-1.0pp $45	-0.5pp $-33	base $-112	+0.5pp $-192	+1.0pp $-274

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6011 Purtis Creek Dr Midland, TX	4.0	2.0	1722	$2,900	$1.68	44d	1	0.06mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	44d	1	0.18mi
5817 Settler Ave Midland, TX	3.0	2.0	1421	$2,600	$1.83	44d	1	0.18mi
6333 Poppy Dr Midland, TX	3.0	2.0	1350	$2,500	$1.85	21d	1	0.29mi
2716 River Bend Rd Midland, TX	3.0	2.0	1517	$2,600	$1.71	44d	1	0.40mi
5920 Woodpecker Way Midland, TX	3.0	2.0	1669	$3,800	$2.28	44d	1	0.42mi
2808 Lighthouse Rd Midland, TX	3.0	2.0	1168	$2,300	$1.97	44d	1	0.47mi
2060 Acacia Ln Midland, TX	3.0	2.0	2050	$3,100	$1.51	14d	1	0.50mi
2808 Longfellow Rd Midland, TX	3.0	2.0	1422	$2,400	$1.69	21d	1	0.56mi
5917 Praline St Midland, TX	3.0	2.0	1251	$2,500	$2.00	21d	1	0.60mi
2908 Yellowhouse Ave Midland, TX	3.0	2.0	1515	$2,650	$1.75	21d	1	0.62mi
6109 Buckthorn Dr Midland, TX	4.0	2.0	1655	$2,900	$1.75	21d	1	0.63mi
2912 Pitchfork Rd Midland, TX	3.0	2.0	1119	$2,100	$1.88	21d	1	0.64mi
2944 Hidalgo Ave Midland, TX	3.0	2.0	1689	$3,800	$2.25	44d	1	0.71mi
6220 Kingsville St Midland, TX	3.0	2.0	1312	$2,400	$1.83	14d	1	0.75mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	14d	1	0.78mi
2703 Ranch Ave Midland, TX	3.0	2.0	1658	$2,350	$1.42	21d	1	0.83mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	44d	1	0.86mi
1412 Mockingbird Ln Midland, TX	1.0–3.0	1.0–2.0	959	$2,635	$2.75	14d	22	0.87mi
1507 Laguna Meadows Trl Midland, TX	4.0	2.0	1703	$2,600	$1.53	44d	1	0.87mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	21d	1	0.87mi
6735 Draw Ct Midland, TX	4.0	2.0	2050	$2,500	$1.22	44d	1	0.88mi
1500 Laguna Meadows Trl Midland, TX	3.0	2.0	1868	$2,500	$1.34	21d	1	0.91mi
2702 Southwest St Midland, TX	3.0	2.0	1844	$2,500	$1.36	44d	1	0.93mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	44d	1	0.96mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	14d	1	0.96mi
1501 Wrangler Ln Midland, TX	3.0	2.0	1960	$2,750	$1.40	14d	1	0.97mi
6801 Baron Dr Midland, TX	4.0	2.0	2058	$3,150	$1.53	14d	1	0.98mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	14d	1	1.01mi
1307 Santa Clara Dr Midland, TX	3.0	2.0	1704	$2,900	$1.70	45d	1	1.02mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	14d	1	1.02mi
2409 Husk St Midland, TX	3.0	2.0	1927	$2,800	$1.45	14d	1	1.02mi
2409 Husk St Unit 1 Midland, TX	3.0	2.0	1800	$3,000	$1.67	14d	1	1.02mi
1310 Wrangler Ln Midland, TX	3.0	2.0	1387	$2,400	$1.73	21d	1	1.03mi
6309 Ojibwa Midland, TX	3.0	2.0	1300	$2,150	$1.65	21d	1	1.03mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	14d	1	1.12mi
6706 Yellow Rose Ct Midland, TX	3.0	2.0	1819	$2,800	$1.54	44d	1	1.16mi
6914 Outlaw Ct Midland, TX	4.0	2.0	2123	$3,250	$1.53	14d	1	1.16mi
6717 Brand Ln Midland, TX	3.0	2.0	1500	$2,400	$1.60	21d	1	1.23mi
1315 Yellow Rose Ct Midland, TX	3.0	2.0	1600	$2,600	$1.62	14d	1	1.24mi

HOA detail

• Monthly dues: $38 · $456/yr
• Likely covers: landscapingpool

Listing history 6 events

1. 2026-06-01
   days on market $310,000 Active 9 DOM
2. 2026-05-31
   days on market $310,000 Active 8 DOM
3. 2026-05-30
   days on market $310,000 Active 7 DOM
4. 2026-05-26
   status Active
5. 2026-05-07
   historical
6. 2026-05-05
   listed $310,000 Active

ⓘ 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: $4,249 · $354/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$1,424/yr (+$119/mo · 33.5%)

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

Taxation est. · year 1

• Rental income: $30,918
• − Mortgage interest: −$17,365
• − Property taxes: −$4,249
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,473
• − Management: −$2,473
• − HOA: −$456
• − Depreciation: −$9,018
• Taxable loss: −$6,667
• Est. tax savings @ 24.0%: +$1,600
• After-tax cash flow: $262/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 well-maintained single-family home offers charm and modern comfort with a spacious backyard and dog-friendly amenities.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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

3 events — show timeline

• 2026-05-26 Relisted — ODMLS
• 2026-05-07 Delisted — ODMLS
• 2026-05-05 Listed $310,000 ODMLS

Property tax history

+243.2%/yr

Latest (2025): $4,249 · +243.2% YoY. Source: county tax records.