2741 Adams Ave · Odessa, TX 79762

$199,900

4 bd · 3.0 ba · 1,890 sqft · SingleFamily public records · 245 Days on market

Built 1950 6,360 sqft lot

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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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wanting a large home in a quiet neighborhood? Then this one is for you! This extremely large 4 bed/ 3 bath home is updated with new tile and fresh paint ! This home can also be Rented or owner will finance with 6.2% down. Call Today!

Key facts

• 6,360 sq ft lot
• Built 1950
• Listed 245 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; 1 story
• Construction: Stucco construction; Composition roof
• Exterior features: Wood fencing; Workshop on the property

Interior

• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fan(s)
• Interior features: Living room fireplace; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-23 ($-279/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (2.1% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (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.
• 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: Sam Houston El (math 27% / reading 22%, grade F, #3,052 of 4,322 statewide, top 74%, 392 students, 90% FRL); Bowie Middle (math 11% / reading 21%, grade F, #1,543 of 1,662 statewide, top 94%, 914 students, 74% FRL); Permian H S (math 19% / reading 29%, grade F, #1,333 of 1,632 statewide, top 82%, 3,978 students, 51% FRL) — zoned schools average 71% FRL vs 56% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 267 active listings in the ZIP; 17 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; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($75k/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 $6k 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.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask is 6793% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,912 (12.0% 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. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.06% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.65%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-37,079
• Equity at exit: $29,806

10-year hold

• IRR: -16.4%
• Equity multiple: 0.16×
• Total profit: $-46,901
• Equity at exit: $17,284

Cash invested: $55,972 (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 79762

• Rents YoY: 1.4%
• Active inventory: 267
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,111 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$133 /mo · $1,596/yr
• Insurance: −$83
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-23

Break-even live

Break-even rent $2,141

Max offer price $195,794

Occupancy floor 96%

Sensitivity live

Price	-10% $90	-5% $33	+0% $-23	+5% $-80	+10% $-136
Rent	-10% $-190	-5% $-107	+0% $-23	+5% $60	+10% $144
Rate	-1.0pp $77	-0.5pp $28	base $-23	+0.5pp $-75	+1.0pp $-128

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	14d	1	0.55mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	22d	1	0.56mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	44d	1	0.62mi
237 Orchard Dr Odessa, TX	4.0	2.0	1768	$2,000	$1.13	14d	1	0.64mi
1401 E 18th St Odessa, TX	3.0	2.0	1690	$2,000	$1.18	14d	1	0.78mi
2826 Hilltop Dr Odessa, TX	4.0	2.0	1307	$2,000	$1.53	14d	1	0.82mi
3009 N Century Ave Odessa, TX	3.0	2.0	1909	$2,600	$1.36	44d	1	0.95mi
1308 Alpine St Odessa, TX	3.0	2.0	1800	$2,195	$1.22	14d	1	0.97mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1374	$1,800	$1.31	22d	1	1.05mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1508	$1,800	$1.19	14d	1	1.05mi
4207 Dakota Ave Odessa, TX	3.0	2.0	1904	$2,300	$1.21	44d	1	1.21mi
2905 Byron Ave Odessa, TX	3.0	2.0	1816	$2,400	$1.32	14d	1	1.23mi
1513 E 11th St Odessa, TX	3.0	2.0	1728	$3,300	$1.91	44d	1	1.26mi
1506 N Alleghaney Ave Odessa, TX	4.0	2.0	2400	$2,650	$1.10	22d	1	1.29mi
1706 Emerald Ave Odessa, TX	3.0	2.0	1992	$2,500	$1.26	44d	1	1.35mi
1709 Byron Ave Odessa, TX	3.0	2.0	1981	$1,975	$1.00	44d	1	1.37mi
2801 Redbud Ave Odessa, TX	3.0	2.0	1558	$1,800	$1.16	14d	1	1.43mi

Listing history 22 events

1. 2026-04-30
   status Pending
2. 2026-04-22
   historical $2,900
3. 2026-04-17
   historical Active Under Contract
4. 2026-03-23
   status Active
5. 2026-03-09
   historical Active Under Contract
6. 2026-02-11
   price $199,900
7. 2026-02-11
   price $199,900
8. 2026-01-08
   price $205,000
9. 2026-01-08
   price $205,000
10. 2025-12-19
    listed $2,900
11. 2025-11-19
    price $215,000
12. 2025-11-19
    price $215,000
13. 2025-09-16
    price $220,000
14. 2025-09-15
    price $220,000
15. 2025-08-28
    listed $225,000 Active
16. 2017-06-22
    historical 233-char remark

    Show marketing remark (233 chars)

    Wanting a large home in a quiet neighborhood? Then this one is for you! This extremely large 4 bed/ 3 bath home is updated with new tile and fresh paint ! This home can also be Rented or owner will finance with 6.2% down. Call Today!

17. 2016-08-25
    listed $160,000 233-char remark

    Show marketing remark (233 chars)

    Wanting a large home in a quiet neighborhood? Then this one is for you! This extremely large 4 bed/ 3 bath home is updated with new tile and fresh paint ! This home can also be Rented or owner will finance with 6.2% down. Call Today!

18. 2006-09-08
    soldstatus
19. 2005-10-04
    soldstatus
20. 2003-05-23
    soldstatus
21. 2003-05-05
    soldstatus
22. 2003-03-10
    listed $11,200

ⓘ 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: $1,596 · $133/mo
• Projected year-2 tax: $3,658 · $305/mo
• Expected delta: +$2,062/yr (+$172/mo · 129.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $25,335
• − Mortgage interest: −$11,198
• − Property taxes: −$1,596
• − Insurance: −$6,118
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$5,815
• Taxable loss: −$3,445
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $548/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): 39,927
• Household income: $75,272
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1477.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 38% Two or more races 22% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 45% Cuban 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -194.97%
• Current HPI: 229.6022
• Rent YoY: ▲ 1.36%
• 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

-74.1% since first listed

22 events — show timeline

• 2026-04-30 Pending — PBBOR
• 2026-04-22 Rental Removed $2,900 APPFOLIO
• 2026-04-17 Contingent — PBBOR
• 2026-03-23 Relisted — PBBOR
• 2026-03-09 Contingent — PBBOR
• 2026-02-11 Price Changed $199,900 ODMLS
• 2026-02-11 Price Changed $199,900 PBBOR
• 2026-01-08 Price Changed $205,000 ODMLS
• 2026-01-08 Price Changed $205,000 PBBOR
• 2025-12-19 Listed for Rent $2,900 APPFOLIO
• 2025-11-19 Price Changed $215,000 ODMLS
• 2025-11-19 Price Changed $215,000 PBBOR
• 2025-09-16 Price Changed $220,000 ODMLS
• 2025-09-15 Price Changed $220,000 PBBOR
• 2025-08-28 Listed $225,000 PBBOR
• 2017-06-22 Delisted — ODMLS
• 2016-08-25 Listed $160,000 ODMLS
• 2006-09-08 Sold (Public Records) — Public Records
• 2005-10-04 Sold (Public Records) — Public Records
• 2003-05-23 Sold (Public Records) — Public Records
• 2003-05-05 Sold (MLS) — ODMLS
• 2003-03-10 Listed $11,200 ODMLS

Property tax history

-2.1%/yr

Latest (2025): $1,596 · -40.4% YoY. Source: county tax records.