6701 Eastridge Rd #1019 · Odessa, TX 79765

$85,000

1 bd · 1.0 ba · 638 sqft · SingleFamily · 242 Days on market

Built 1983 Fair condition $239/mo HOA · 15% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 1 bedroom 1 bathroom condo located close to schools and shopping. Pool, basketball courts an playground on site.

Key facts

• Pool
• Basketball courts
• Playground

Tags

• POOL
• BASKETBALL COURTS
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% 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, schools F.
• 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.
• Market conditions: Rents flat; 431 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($105k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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 + 0.5% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.84% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: 9.8%
• Equity multiple: 1.37×
• Total profit: $8,861
• Equity at exit: $12,674

10-year hold

• IRR: 16.3%
• Equity multiple: 2.15×
• Total profit: $27,418
• Equity at exit: $7,349

Cash invested: $23,800 (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 79765

• Home prices YoY: -28.7%
• Rents YoY: 0.5%
• Active inventory: 431
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$239
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $412

Break-even live

Break-even rent $1,046

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $471	-5% $442	+0% $412	+5% $383	+10% $353
Rent	-10% $288	-5% $350	+0% $412	+5% $474	+10% $536
Rate	-1.0pp $455	-0.5pp $434	base $412	+0.5pp $390	+1.0pp $368

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Eastridge Rd Unit 1415 Odessa, TX	1.0	1.0	638	$1,700	$2.66	44d	1	0.00mi
6701 Eastridge Rd Unit 1118 Odessa, TX	1.0	1.0	476	$1,500	$3.15	44d	1	0.00mi
4001 De Morada Dr Odessa, TX	2.0	1.0–2.0	895	$1,574	$1.76	13d	10	1.26mi
2201 Rocky Lane Rd Odessa, TX	1.0–2.0	1.0–2.5	900	$980	$1.09	13d	10	1.32mi
3601 N Faudree Rd Odessa, TX	1.0–2.0	1.0–2.0	893	$1,370	$1.53	14d	20	1.39mi

HOA detail

• Monthly dues: $239 · $2,868/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-19
   days on market $85,000 Active 242 DOM
2. 2026-06-18
   days on market $85,000 Active 241 DOM
3. 2026-06-17
   days on market $85,000 Active 240 DOM
4. 2026-06-16
   days on market $85,000 Active 239 DOM
5. 2026-06-15
   days on market $85,000 Active 238 DOM
6. 2026-06-14
   days on market $85,000 Active 236 DOM
7. 2026-06-13
   days on market $85,000 Active 235 DOM
8. 2026-06-10
   days on market $85,000 Active 233 DOM
9. 2026-06-09
   days on market $85,000 Active 232 DOM
10. 2026-06-08
    days on market $85,000 Active 231 DOM
11. 2026-06-07
    days on market $85,000 Active 230 DOM
12. 2026-06-03
    days on market $85,000 Active 225 DOM
13. 2026-06-01
    days on market $85,000 Active 224 DOM
14. 2026-05-31
    days on market $85,000 Active 223 DOM
15. 2026-05-30
    days on market $85,000 Active 222 DOM
16. 2025-10-20
    listed $85,000 Active 118-char remark

    Show marketing remark (118 chars)

    Great 1 bedroom 1 bathroom condo located close to schools and shopping. Pool, basketball courts an playground on site.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 23 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: $18,814
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − HOA: −$2,868
• − Depreciation: −$2,473
• Taxable income: $4,002
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $3,986/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 · 9 photos

Fair 45/100 Cosmetic rehab

This 1-bedroom 1-bathroom condo is in fair condition with some cosmetic repairs and maintenance needed. It has a good location with amenities like a pool and playground. A fresh paint job, deep cleaning, and new carpet would significantly increase its value.

Repairs flagged

• Minor Paint touch-ups — Paint appears faded in some areas
• Minor Kitchen clutter — Clutter in the kitchen
• Minor Bathroom clutter — Clutter in the bathroom

Value-add opportunities

• Both Paint the interior walls — Fresh paint can improve the overall appearance and value
• Both Deep clean the kitchen and bathroom — A clean home is more appealing to potential buyers/renters
• Both Replace the carpet — A new carpet can significantly improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint touch-ups · Paint appears faded in some areas	Minor	$500–3,000
Kitchen clutter · Clutter in the kitchen	Minor	$500–3,000
Bathroom clutter · Clutter in the bathroom	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint the interior walls — Fresh paint can improve the overall appearance and value ↑
• Both Deep clean the kitchen and bathroom — A clean home is more appealing to potential buyers/renters ↑
• Both Replace the carpet — A new carpet can significantly improve the home's curb appeal and value ↑

ⓘ 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: 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): 25,904
• Household income: $104,965
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 884.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 41% Two or more races 15% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 31% German/W. Germanic 1% Tagalog/Filipino 1%

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: ▼ -69.68%
• Current HPI: 173.4252
• Rent YoY: ▲ 0.54%
• 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

1 event — show timeline

• 2025-10-20 Listed $85,000 ODMLS