519 W 25th St · Odessa, TX 79761

$152,000

3 bd · 2.0 ba · 2,128 sqft · SingleFamily public records · 27 Days on market

Built 1956 8,712 sqft 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 +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Odessa home in a convenient central location! This property offers comfortable living with a functional layout, spacious bedrooms, and a cozy living area, Enjoy a generous backyard with room for pets, play, Great opportunity for first-time buyers, Close to schools, shopping, dining, and easy access to major roads.

Key facts

• Close to schools
• Central location
• Generous backyard

Tags

• CENTRAL LOCATION
• GENEROUS BACKYARD
• CLOSE TO SCHOOLS
• EASY ACCESS TO MAJOR ROADS

Property features AI

Exterior

• Parking: Carport
• Utilities: Public water; Public sewer; Propane available
• Home design: Residential single-family home
• Construction: Pillar/post/pier foundation
• Exterior features: Composition roof; Corner lot; Paved road access; Storage structure on property; Solar energy generation

Interior

• Kitchen: Electric cooktop; Oven; Dishwasher; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Gas water heater; Electric cooktop; Dishwasher; Refrigerator; Oven; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $152k).
• Recommended offer: $150k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#132 in TX, #3,928 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D+, amenities D.
• Ector County ISD (urban): math 22% / reading 27% proficiency, ranked #707 of 826 in TX (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: San Jacinto El (math 43% / reading 34%, grade F, #1,680 of 4,322 statewide, top 40%, 396 students, 83% FRL); Bowie Middle (math 11% / reading 21%, grade F, #1,543 of 1,662 statewide, top 94%, 914 students, 74% FRL); Odessa H S (math 18% / reading 22%, grade F, #1,397 of 1,632 statewide, top 87%, 3,874 students, 68% FRL) — zoned schools average 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 96 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ector County population projected at +78% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,720 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.38% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.14%
• DSCR: 1.85
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $46,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 W 20th St	0.34mi	3/2.0	2,084 (-2%)	24mo	$44,900	$22	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.29×
• Total profit: $12,447
• Equity at exit: $22,664

10-year hold

• IRR: 14.4%
• Equity multiple: 2.00×
• Total profit: $42,684
• Equity at exit: $13,142

Cash invested: $42,560 (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 79761

• Home prices YoY: -31.4%
• Rents YoY: -0.7%
• Active inventory: 96
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,101 high
• Mortgage (P&I): −$797
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $679

Break-even live

Break-even rent $1,242

Max offer price $152,000

Occupancy floor 63%

Sensitivity live

Price	-10% $765	-5% $722	+0% $679	+5% $636	+10% $593
Rent	-10% $513	-5% $596	+0% $679	+5% $762	+10% $845
Rate	-1.0pp $756	-0.5pp $718	base $679	+0.5pp $640	+1.0pp $600

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 N Alleghaney Ave Odessa, TX	4.0	2.0	2400	$2,650	$1.10	22d	1	0.64mi
200 Santa Rita Dr Odessa, TX	3.0	2.0	1438	$2,400	$1.67	44d	1	0.66mi
237 Orchard Dr Odessa, TX	4.0	2.0	1768	$2,000	$1.13	14d	1	0.75mi
314 Santa Rita Dr Odessa, TX	3.0	2.0	2072	$1,875	$0.90	22d	1	0.79mi
1800 W 23rd St Odessa, TX	3.0	2.5	1880	$2,650	$1.41	44d	1	1.06mi
1401 E 18th St Odessa, TX	3.0	2.0	1690	$2,000	$1.18	14d	1	1.43mi

Listing history 11 events

1. 2026-06-21
   days on market $152,000 Active 27 DOM
2. 2026-06-19
   days on market $152,000 Active 25 DOM
3. 2026-06-18
   days on market $152,000 Active 24 DOM
4. 2026-06-17
   days on market $152,000 Active 23 DOM
5. 2026-06-16
   days on market $152,000 Active 22 DOM
6. 2026-06-15
   days on market $152,000 Active 21 DOM
7. 2026-06-14
   days on market $152,000 Active 19 DOM
8. 2026-06-13
   days on market $152,000 Active 18 DOM
9. 2026-06-10
   days on market $152,000 Active 16 DOM
10. 2026-06-09
    remarks 315-char remark
11. 2026-06-09
    listed $152,000 Active 15 DOM

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $2,782 · $232/mo
• Expected delta: +$1,337/yr (+$111/mo · 92.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $25,212
• − Mortgage interest: −$8,514
• − Property taxes: −$1,444
• − Insurance: −$760
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$4,422
• Taxable income: $6,038
• Est. tax owed @ 24.0%: −$1,449
• After-tax cash flow: $6,699/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: Ector County ISD
• NCES district ID: 4818000
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 27% ▼ -4.00%
• Median HH income: $52,740
• Composite: 21.89/100
• National rank: #8233
• State rank: #707 of 826 in TX

Livability — Odessa

• Score: 75/100
• State rank: #132
• US rank: #3928

Category grades

Amenities D Commute D+ Cost of living A+ Crime C Employment C Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Odessa, TX
• County: Ector County · 131,169 people
• City population: 131,169
• Metro: Odessa, TX
• Population (ZIP): 30,164
• Household income: $68,228
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1352.0

Population outlook (Ector County) Hauer SSP2

• Today (2025): 212,765 people
• By 2030: 241,962 · +13.7%
• By 2040: 306,582 · +44.1%
• By 2050: 379,755 · +78.5%
• By 2075: 568,991 · +167.4%
• By 2100: 709,829 · +233.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 50% English-only · Spanish 48%

Political lean MEDSL · Ector

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -4.9pp toward R · 2008: -48.0pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+47.8 2016: R+40.6 2012: R+48.9 2008: R+48.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.66%
• Current HPI: 254.9159
• Rent YoY: ▼ -0.66%
• Metro: Odessa, 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

4 events — show timeline

• 2026-06-09 Relisted — ODMLS
• 2026-03-03 Delisted — ODMLS
• 2026-02-18 Listed $152,000 ODMLS
• 2026-01-09 Sold (Public Records) — Public Records

Property tax history

-5.0%/yr

Latest (2025): $1,444 · -38.6% YoY. Source: county tax records.