13974 S Agate · Odessa, TX 79766

$125,000

1 bd · 1.0 ba · 624 sqft · SingleFamily · 100 Days on market

Built 2014 Good condition 1.26 ac lot ↓ 32% since listing

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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
• Appreciation +7.5/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Love is in the air with the amazing Cozy home on a 1.26 Approx acreage. This delightful residence features 1 bd, 1 bth with inside utility rm making it super convenient. Property has covered patio, a storage, a barn, & Rv space hook up for families to come and visit or to rent out! Call your favorite realtor today , don't miss out on this oppurtunity.

Key facts

• Storage
• Barn
• Covered patio

Tags

• COVERED PATIO
• STORAGE
• BARN
• RV SPACE HOOK UP

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $114k (9.0% 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: 78 active listings in the ZIP; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($864 loan paydown + $6k appreciation (4.9% local appreciation)).
• Ector County population projected at +78% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.38% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.71×
• Total profit: $59,974
• Equity at exit: $70,144

10-year hold

• IRR: 26.5%
• Equity multiple: 5.41×
• Total profit: $154,205
• Equity at exit: $120,491

Cash invested: $35,000 (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 79766

• Home prices YoY: 2.3%
• Active inventory: 78
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $499

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 66%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-03
   days on market $125,000 Active 100 DOM
2. 2026-06-01
   days on market $125,000 Active 99 DOM
3. 2026-05-31
   days on market $125,000 Active 98 DOM
4. 2026-05-30
   days on market $125,000 Active 97 DOM
5. 2026-03-31
   price $125,000 359-char remark

   Show marketing remark (359 chars)

   Love is in the air with the amazing Cozy home on a 1.26 Approx acreage. This delightful residence features 1 bd, 1 bth with inside utility rm making it super convenient. Property has covered patio, a storage, a barn, & Rv space hook up for families to come and visit or to rent out! Call your favorite realtor today , don't miss out on this oppurtunity.

6. 2026-03-17
   status Active 359-char remark

   Show marketing remark (359 chars)

   Love is in the air with the amazing Cozy home on a 1.26 Approx acreage. This delightful residence features 1 bd, 1 bth with inside utility rm making it super convenient. Property has covered patio, a storage, a barn, & Rv space hook up for families to come and visit or to rent out! Call your favorite realtor today , don't miss out on this oppurtunity.

7. 2026-03-14
   historical Active Under Contract 359-char remark

   Show marketing remark (359 chars)

   Love is in the air with the amazing Cozy home on a 1.26 Approx acreage. This delightful residence features 1 bd, 1 bth with inside utility rm making it super convenient. Property has covered patio, a storage, a barn, & Rv space hook up for families to come and visit or to rent out! Call your favorite realtor today , don't miss out on this oppurtunity.

8. 2026-03-04
   historical 359-char remark

   Show marketing remark (359 chars)

   Love is in the air with the amazing Cozy home on a 1.26 Approx acreage. This delightful residence features 1 bd, 1 bth with inside utility rm making it super convenient. Property has covered patio, a storage, a barn, & Rv space hook up for families to come and visit or to rent out! Call your favorite realtor today , don't miss out on this oppurtunity.

9. 2026-02-12
   listed $135,000 Active 359-char remark

   Show marketing remark (359 chars)

   Love is in the air with the amazing Cozy home on a 1.26 Approx acreage. This delightful residence features 1 bd, 1 bth with inside utility rm making it super convenient. Property has covered patio, a storage, a barn, & Rv space hook up for families to come and visit or to rent out! Call your favorite realtor today , don't miss out on this oppurtunity.

10. 2025-12-04
    price $165,000
11. 2025-07-11
    price $175,000
12. 2025-06-04
    price $179,900
13. 2025-04-23
    price $185,000

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

Taxation est. · year 1

• Rental income: $20,703
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$3,636
• Taxable income: $4,252
• Est. tax owed @ 24.0%: −$1,021
• After-tax cash flow: $4,969/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 · 13 photos

Good 75/100 Cosmetic rehab

This single-family home on a 1.26-acre lot is in good condition with minimal repairs needed. It offers a cozy living space with a covered patio, storage, and RV space, making it an attractive property for both resale and rental.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value.
• Rental Organize patio area — A well-organized patio can attract more renters and increase rental income.
• Resale Update kitchen appliances — Modern appliances can attract more buyers and increase the property's value.
• Resale Paint interior walls — Fresh paint can make the interior look more inviting and increase the property's value.
• Rental Replace worn-out furniture — Fresh furniture can attract more renters and increase rental income.
• Resale Install new flooring — New flooring can make the interior look more modern and increase the property's value.
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale Landscaping improvements — A well-maintained landscape can enhance curb appeal and attract more buyers.
• Both Add outdoor lighting — Outdoor lighting can improve safety and security, making the property more attractive for both resale and rental.
• Both Install smart home features — Smart home features can increase convenience and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Organize patio area — A well-organized patio can attract more renters and increase rental income. ↑
• Resale Update kitchen appliances — Modern appliances can attract more buyers and increase the property's value. ↑
• Resale Paint interior walls — Fresh paint can make the interior look more inviting and increase the property's value. ↑
• Rental Replace worn-out furniture — Fresh furniture can attract more renters and increase rental income. ↑
• Resale Install new flooring — New flooring can make the interior look more modern and increase the property's value. ↑
• Both Upgrade HVAC system — A new HVAC system can improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale Landscaping improvements — A well-maintained landscape can enhance curb appeal and attract more buyers. ↑
• Both Add outdoor lighting — Outdoor lighting can improve safety and security, making the property more attractive for both resale and rental. ↑
• Both Install smart home features — Smart home features can increase convenience and energy efficiency, benefiting both resale and rental 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

• City population: 131,169
• Population (ZIP): 10,712

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 (68%)
• Race & ethnicity: Hispanic / Latino 68% White 25% Two or more races 24% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 63% Cuban 2%
• Common ancestry: Slovak 5% Serbian 4% Lithuanian 1%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 63%

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: ▲ 4.91%
• Current HPI: 222.3497
• Rent YoY: —
• Metro: —
• 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

-32.4% since first listed

9 events — show timeline

• 2026-03-31 Price Changed $125,000 ODMLS
• 2026-03-17 Relisted — ODMLS
• 2026-03-14 Contingent — ODMLS
• 2026-03-04 Delisted — ODMLS
• 2026-02-12 Listed $135,000 ODMLS
• 2025-12-04 Price Changed $165,000 ODMLS
• 2025-07-11 Price Changed $175,000 ODMLS
• 2025-06-04 Price Changed $179,900 ODMLS
• 2025-04-23 Price Changed $185,000 ODMLS