Gloria Plan · Midland, TX 79705

$309,950

4 bd · 2.0 ba · 2,050 sqft · SingleFamily · 101 Days on market

Good condition

---

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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• 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

More space to spread out. More comfort to come home to. The 2,050 sq ft Gloria floor plan brings it all together with a layout designed for everyday living. Brick exterior and covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliancesLarge enclosed pantryCorner brick fireplacePrivate primary suite with drop-in tub, walk-in shower, dual vanities, and walk-in closetCovered back patio

Key facts

• Covered front porch
• Brick exterior
• Cedar columns

Tags

• BRICK EXTERIOR
• ARCHED ENTRYWAY
• BOARD AND BATTEN
• CEDAR COLUMNS
• COVERED FRONT PORCH
• LUXURY VINYL PLANK FLOORING

🏗️ New construction. The $309,950 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,342.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $60 ($721/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 $274k (11.7% below list).
• Recommended offer: $274k (11.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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+.
• 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.
• 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); 45% 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).
• This rent runs 31% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 101 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 5→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $273,834 (11.7% below list)

Questions for the listing agent

1. It's been on market 101 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. 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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $304,342
• List price: $309,950
• Delta: 1.84%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-46,658
• Equity at exit: $45,378

10-year hold

• IRR: -7.7%
• Equity multiple: 0.53×
• Total profit: $-40,445
• Equity at exit: $26,314

Cash invested: $85,216 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,596
• Tax est. 1.5%: −$380 /mo · $4,565/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $60

Break-even live

Break-even rent $2,662

Max offer price $304,342

Occupancy floor 93%

Sensitivity live

Price	-10% $270	-5% $165	+0% $60	+5% $-45	+10% $-150
Rent	-10% $-156	-5% $-48	+0% $60	+5% $168	+10% $276
Rate	-1.0pp $213	-0.5pp $137	base $60	+0.5pp $-19	+1.0pp $-99

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: $76,085
• Closing costs: $9,130
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6717 Brand Ln Midland, TX	3.0	2.0	1500	$2,400	$1.60	22d	1	0.37mi
1315 Yellow Rose Ct Midland, TX	3.0	2.0	1600	$2,600	$1.62	14d	1	0.45mi
6706 Yellow Rose Ct Midland, TX	3.0	2.0	1819	$2,800	$1.54	44d	1	0.46mi
1341 Loess St Midland, TX	3.0	2.0	1623	$2,795	$1.72	44d	1	0.54mi
1501 Wrangler Ln Midland, TX	3.0	2.0	1960	$2,750	$1.40	14d	1	0.57mi
1508 Rattler Ln Midland, TX	3.0	2.0	1578	$2,250	$1.43	14d	1	0.59mi
1300 Hogback Way Midland, TX	3.0	2.0	1485	$2,350	$1.58	44d	1	0.61mi
1316 Hogback Way Midland, TX	3.0	2.0	1633	$2,599	$1.59	44d	1	0.62mi
1305 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	14d	1	0.64mi
1336 Hogback Way Midland, TX	3.0	2.0	1633	$2,950	$1.81	44d	1	0.64mi
1321 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	44d	1	0.65mi
1325 Hogback Way Midland, TX	4.0	2.0	1910	$2,950	$1.54	44d	1	0.65mi
1300 Bajada St Midland, TX	4.0	2.0	1910	$3,150	$1.65	44d	1	0.66mi
1300 Bajada St Midland, TX	4.0	2.0	1910	$3,150	$1.65	22d	1	0.66mi
1312 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	22d	1	0.67mi
1301 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	22d	1	0.67mi
1341 Hogback Way Midland, TX	3.0	2.0	1633	$2,850	$1.75	44d	1	0.67mi
1336 Bajada St Midland, TX	4.0	2.0	1910	$2,899	$1.52	44d	1	0.69mi
1621 Revolution Dr Midland, TX	3.0	2.0	1504	$2,500	$1.66	44d	1	0.70mi
1348 Bajada St Midland, TX	4.0	2.0	1910	$3,100	$1.62	44d	1	0.70mi
1337 Bajada St Midland, TX	3.0	2.0	1633	$2,900	$1.78	44d	1	0.71mi
1337 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	22d	1	0.71mi
1341 Bajada St Midland, TX	4.0	2.0	1910	$2,950	$1.54	22d	1	0.72mi
1408 Bajada St Midland, TX	3.0	2.0	1633	$2,599	$1.59	44d	1	0.72mi
1416 Bajada St Midland, TX	4.0	2.0	1933	$3,150	$1.63	14d	1	0.73mi
1405 Bajada St Midland, TX	3.0	2.0	1633	$2,950	$1.81	14d	1	0.73mi
1704 Rattler Ln Midland, TX	3.0	2.0	1498	$2,500	$1.67	22d	1	0.73mi
1708 Rattler Ln Midland, TX	3.0	2.0	1694	$2,550	$1.51	44d	1	0.75mi
1801 Chuck Wagon Midland, TX	4.0	2.5	2300	$3,100	$1.35	14d	1	0.84mi
1115 Overshine Ln Midland, TX	3.0	2.0	1867	$2,600	$1.39	14d	1	0.84mi
6809 Brush Dr Midland, TX	3.0	2.0	1466	$2,500	$1.71	14d	1	0.90mi
6812 Brush Dr Midland, TX	3.0	2.0	1450	$2,500	$1.72	14d	1	0.93mi
1909 Rattler Ln Midland, TX	4.0	3.0	2577	$3,300	$1.28	44d	1	0.97mi
6801 Baron Dr Midland, TX	4.0	2.0	2058	$3,150	$1.53	14d	1	1.12mi
1513 San Miguel Ct Midland, TX	3.0	2.0	1853	$2,400	$1.30	14d	1	1.18mi
2060 Acacia Ln Midland, TX	3.0	2.0	2050	$3,100	$1.51	14d	1	1.25mi
6914 Outlaw Ct Midland, TX	4.0	2.0	2123	$3,250	$1.53	14d	1	1.33mi
107 Mockingbird Ln Unit 105 Midland, TX	3.0	2.0	2400	$2,400	$1.00	44d	1	1.37mi
6105 Poppy Dr Midland, TX	3.0	2.0	1421	$2,700	$1.90	44d	1	1.37mi
2409 Husk St Midland, TX	3.0	2.0	1927	$2,800	$1.45	14d	1	1.45mi

Listing history 17 events

1. 2026-06-19
   days on market $309,950 Active 101 DOM
2. 2026-06-18
   days on market $309,950 Active 100 DOM
3. 2026-06-17
   days on market $309,950 Active 99 DOM
4. 2026-06-16
   days on market $309,950 Active 98 DOM
5. 2026-06-15
   days on market $309,950 Active 97 DOM
6. 2026-06-14
   days on market $309,950 Active 95 DOM
7. 2026-06-13
   days on market $309,950 Active 94 DOM
8. 2026-06-10
   days on market $309,950 Active 92 DOM
9. 2026-06-09
   days on market $309,950 Active 91 DOM
10. 2026-06-08
    days on market $309,950 Active 90 DOM
11. 2026-06-07
    days on market $309,950 Active 89 DOM
12. 2026-06-03
    days on market $309,950 Active 85 DOM
13. 2026-06-02
    days on market $309,950 Active 84 DOM
14. 2026-06-01
    days on market $309,950 Active 83 DOM
15. 2026-05-31
    days on market $309,950 Active 82 DOM
16. 2026-05-30
    days on market $309,950 Active 81 DOM
17. 2026-03-11
    listed $309,950 Active 531-char remark

    Show marketing remark (531 chars)

    More space to spread out. More comfort to come home to. The 2,050 sq ft Gloria floor plan brings it all together with a layout designed for everyday living. Brick exterior and covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen island with bar seatingStainless steel appliancesLarge enclosed pantryCorner brick fireplacePrivate primary suite with drop-in tub, walk-in shower, dual vanities, and walk-in closetCovered back patio

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 5 d/yr ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $32,860
• − Mortgage interest: −$17,048
• − Property taxes: −$4,565
• − Insurance: −$1,522
• − Repairs & maintenance: −$2,629
• − Management: −$2,629
• − Depreciation: −$8,854
• Taxable loss: −$4,386
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $1,773/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 · 6 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a modern and open floor plan, suitable for both resale and rental. It offers a good return on investment with minor updates to enhance curb appeal and modernize the kitchen.

Value-add opportunities

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental.
• Resale Upgrading the kitchen appliances to high-end models — Modernizes the kitchen and appeals to potential buyers.
• Rental Installing smart home features in the bathrooms — Attracts renters looking for modern amenities.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick and updating landscaping — Enhances curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading the kitchen appliances to high-end models — Modernizes the kitchen and appeals to potential buyers. ↑
• Rental Installing smart home features in the bathrooms — Attracts renters looking for modern amenities. ↑

ⓘ 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

1 event — show timeline

• 2026-03-11 Listed $309,950 Zillow