2920 Rusa St · Odessa, TX 79765

$289,990

3 bd · 2.5 ba · 1,470 sqft · SingleFamily · 63 Days on market

Built 2026 Excellent condition

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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 +13.3/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful new construction with granite and stainless appliances. Great location near shopping and restaurants. Photos and videos are for illustration purposes only. Features, colors, and options may vary in each community. Additional charges may apply for certain upgrades. Landscaping and furnishings not included.

Key facts

• Gourmet kitchen
• Brick accents
• Granite countertops

Tags

• STURDY SIDING EXTERIOR
• BRICK ACCENTS
• WELCOMING FRONT PORCH
• SPACIOUS OPEN-CONCEPT KITCHEN
• GOURMET KITCHEN
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $0 ($6/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 $254k (12.5% below list).
• Recommended offer: $254k (12.5% below list) — sets the bar for 1% rule.

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.
• 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.
• Zoned schools: Barbara Fasken El (math 45% / reading 43%, grade F, #1,243 of 4,322 statewide, top 29%, 886 students, 46% FRL); Goddard J H (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 1,024 students, 58% FRL, charter); Midland H S (math 37% / reading 7%, grade F, #1,366 of 1,632 statewide, top 84%, 2,492 students, 44% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).

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 63 days — a 6% lower offer ($273k) 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.

Recommended offer $253,741 (12.5% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 13% 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. 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?
6. 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.
7. 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.
8. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.5

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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-53,051
• Equity at exit: $43,238

10-year hold

• IRR: -17.7%
• Equity multiple: 0.14×
• Total profit: $-69,944
• Equity at exit: $25,073

Cash invested: $81,197 (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: 433
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,537 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $0

Break-even live

Break-even rent $2,537

Max offer price $289,990

Occupancy floor 95%

Sensitivity live

Price	-10% $201	-5% $101	+0% $0	+5% $-100	+10% $-200
Rent	-10% $-200	-5% $-100	+0% $0	+5% $101	+10% $201
Rate	-1.0pp $147	-0.5pp $74	base $0	+0.5pp $-75	+1.0pp $-151

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: $72,498
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Devon Ct Odessa, TX	3.0	2.0	1543	$2,350	$1.52	15d	1	1.20mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	45d	1	1.24mi
8225 Dorado Dr Odessa, TX	2.0	1.0–2.0	886	$2,090	$2.36	15d	20	1.39mi
3601 N Faudree Rd Odessa, TX	1.0–2.0	1.0–2.0	893	$1,982	$2.22	15d	20	1.40mi

Listing history 20 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   days on marketlisting id $289,990 Active 63 DOM
3. 2026-06-17
   days on market $289,990 Active 64 DOM
4. 2026-06-16
   days on market $289,990 Active 63 DOM
5. 2026-06-15
   days on market $289,990 Active 62 DOM
6. 2026-06-14
   days on market $289,990 Active 60 DOM
7. 2026-06-13
   days on market $289,990 Active 59 DOM
8. 2026-06-10
   days on market $289,990 Active 57 DOM
9. 2026-06-09
   days on market $289,990 Active 56 DOM
10. 2026-06-08
    days on market $289,990 Active 55 DOM
11. 2026-06-07
    days on market $289,990 Active 54 DOM
12. 2026-06-03
    days on market $289,990 Active 50 DOM
13. 2026-06-02
    days on market $289,990 Active 49 DOM
14. 2026-06-01
    days on market $289,990 Active 48 DOM
15. 2026-05-31
    days on market $289,990 Active 47 DOM
16. 2026-05-30
    days on market $289,990 Active 46 DOM
17. 2026-05-05
    price $289,990 316-char remark

    Show marketing remark (316 chars)

    Beautiful new construction with granite and stainless appliances. Great location near shopping and restaurants. Photos and videos are for illustration purposes only. Features, colors, and options may vary in each community. Additional charges may apply for certain upgrades. Landscaping and furnishings not included.

18. 2026-05-03
    price $289,990 1393-char remark

    Show marketing remark (1393 chars)

    Welcome to 2920 Rusa Street! The Dama is one of our new two-story floor plans featuring 3 bedrooms, 2.5 bathrooms, and 1,470 square feet of comfortable modern living space, available in the Deer Meadows community in Odessa, TX. With a sturdy siding exterior complete with timeless brick accents, the Dama is sure to impress. The welcoming front porch ushers you into the home which greets you with the spacious open-concept kitchen, dining, and living room space. The gourmet kitchen features granite countertops, shaker style cabinets, and stainless steel appliances. The downstairs is complete with a powder bathroom and the kitchen flowing into the dining and family room spaces, creating the heart of your home. Head upstairs to find the primary bedroom suite and two guest bedrooms, conveniently placed with the laundry room and a full guest bathroom. The Dama is ideal if you're looking to entertain downstairs and relax upstairs. The primary bedroom features plush carpet floors and a private en suite bathroom, complete with a beautiful vanity, luxurious shower, and an impressive walk-in closet. The two guest bedrooms feature their own plush carpet floors and a closet, offering ideal space for bedrooms, offices, work out spaces, or bonus rooms. The Dama offers endless opportunities to fill your home with fun and functionality. Contact us today and find your home in Deer Meadows!

19. 2026-04-15
    listed $284,990 Active 1393-char remark

    Show marketing remark (1393 chars)

    Welcome to 2920 Rusa Street! The Dama is one of our new two-story floor plans featuring 3 bedrooms, 2.5 bathrooms, and 1,470 square feet of comfortable modern living space, available in the Deer Meadows community in Odessa, TX. With a sturdy siding exterior complete with timeless brick accents, the Dama is sure to impress. The welcoming front porch ushers you into the home which greets you with the spacious open-concept kitchen, dining, and living room space. The gourmet kitchen features granite countertops, shaker style cabinets, and stainless steel appliances. The downstairs is complete with a powder bathroom and the kitchen flowing into the dining and family room spaces, creating the heart of your home. Head upstairs to find the primary bedroom suite and two guest bedrooms, conveniently placed with the laundry room and a full guest bathroom. The Dama is ideal if you're looking to entertain downstairs and relax upstairs. The primary bedroom features plush carpet floors and a private en suite bathroom, complete with a beautiful vanity, luxurious shower, and an impressive walk-in closet. The two guest bedrooms feature their own plush carpet floors and a closet, offering ideal space for bedrooms, offices, work out spaces, or bonus rooms. The Dama offers endless opportunities to fill your home with fun and functionality. Contact us today and find your home in Deer Meadows!

20. 2026-04-14
    listed $284,990 Active 316-char remark

    Show marketing remark (316 chars)

    Beautiful new construction with granite and stainless appliances. Great location near shopping and restaurants. Photos and videos are for illustration purposes only. Features, colors, and options may vary in each community. Additional charges may apply for certain upgrades. Landscaping and furnishings not included.

ⓘ 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: $30,449
• − Mortgage interest: −$16,244
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − Depreciation: −$8,436
• Taxable loss: −$4,903
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $1,183/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 · 3 photos

Excellent 100/100 None rehab

This new construction home is in excellent condition with no visible repairs or maintenance needed. It offers a spacious open-concept layout and modern amenities, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Landscaping and furnishings — Enhances curb appeal and interior comfort
• Resale Kitchen appliances — Granite and stainless steel appliances are desirable features
• Resale Painting interior walls — Fresh paint can make a home more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and furnishings — Enhances curb appeal and interior comfort ↑
• Resale Kitchen appliances — Granite and stainless steel appliances are desirable features ↑
• Resale Painting interior walls — Fresh paint can make a home more appealing ↑

ⓘ 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 — 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 (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 0.59)
• 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 · 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: ▼ -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

+1.8% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $289,990 ODMLS
• 2026-05-03 Price Changed $289,990 Zillow
• 2026-04-15 Listed $284,990 Zillow
• 2026-04-14 Listed $284,990 ODMLS