201 89th St · Odessa, TX 79765

$234,900

3 bd · 2.0 ba · 1,866 sqft · SingleFamily public records · 151 Days on market

Built 1978 8,712 sqft lot $126/sqft · 13% below area Est $271k · 13% under ↓ 4% since listing

---

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 +18.2/30.0
• ARV discount +13.4/15.0
• DSCR +5.7/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Well positioned two-story home featuring 3 bedrooms and 2 bathrooms on a desirable corner lot. The primary bedroom is located on the first floor offering privacy and functionality. Fresh carpet installed January 2026 providing a clean starting point for immediate occupancy or further upgrades. The home offers a fireplace focal point in the living area and a spacious, fully fenced backyard. Convenient access to Loop 338 and 385.

Key facts

• Corner lot
• 8,712 sq ft lot
• Garage

Tags

• CORNER LOT
• MASTER ON FIRST FLOOR
• LARGE FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $207k (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; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 151 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (median comp): $270,660
• List price: $234,900
• Delta: -13.21%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-30,436
• Equity at exit: $35,024

10-year hold

• IRR: -8.8%
• Equity multiple: 0.52×
• Total profit: $-31,876
• Equity at exit: $20,310

Cash invested: $65,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,444 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$390 /mo · $4,682/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $211

Break-even live

Break-even rent $2,177

Max offer price $234,900

Occupancy floor 86%

Sensitivity live

Price	-10% $344	-5% $277	+0% $211	+5% $144	+10% $78
Rent	-10% $18	-5% $114	+0% $211	+5% $308	+10% $404
Rate	-1.0pp $329	-0.5pp $271	base $211	+0.5pp $150	+1.0pp $88

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	14d	1	0.17mi
8623 Holiday Dr Odessa, TX	3.0	2.0	1231	$1,800	$1.46	44d	1	0.44mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	14d	1	0.44mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	44d	1	0.50mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	44d	1	0.50mi
493 Chitalpa Dr Odessa, TX	3.0	2.0	1254	$2,500	$1.99	44d	1	0.66mi
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	21d	1	0.67mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	44d	1	0.74mi
8633 Yale Ave Odessa, TX	3.0	2.0	1390	$2,500	$1.80	21d	1	0.83mi
8633 Yale Ave Odessa, TX	3.0	2.0	1371	$2,500	$1.82	14d	1	0.83mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	44d	1	0.87mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	44d	1	0.89mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	21d	1	0.89mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	44d	1	0.90mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	44d	1	0.91mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	44d	1	0.93mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	44d	1	0.96mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	14d	1	1.00mi
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	44d	1	1.04mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	44d	1	1.04mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	14d	1	1.05mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	21d	1	1.05mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	14d	1	1.05mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	44d	1	1.07mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	14d	1	1.08mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	44d	1	1.08mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	44d	1	1.09mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	14d	1	1.09mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	44d	1	1.09mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	44d	1	1.11mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	21d	1	1.14mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	14d	1	1.17mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	14d	1	1.19mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	14d	1	1.20mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	21d	1	1.24mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	44d	1	1.25mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	44d	1	1.25mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	14d	1	1.27mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	44d	1	1.31mi
1327 Masquerade Blvd Odessa, TX	3.0	2.0	1377	$2,700	$1.96	45d	1	1.36mi

Listing history 18 events

1. 2026-06-18
   days on market $234,900 Active 151 DOM
2. 2026-06-17
   days on market $234,900 Active 150 DOM
3. 2026-06-16
   days on market $234,900 Active 149 DOM
4. 2026-06-15
   days on market $234,900 Active 148 DOM
5. 2026-06-14
   days on market $234,900 Active 146 DOM
6. 2026-06-13
   days on market $234,900 Active 145 DOM
7. 2026-06-10
   days on market $234,900 Active 143 DOM
8. 2026-06-09
   days on market $234,900 Active 142 DOM
9. 2026-06-08
   days on market $234,900 Active 141 DOM
10. 2026-06-07
    pricedays on market $234,900 Active 140 DOM
11. 2026-06-03
    days on market $239,900 Active 135 DOM
12. 2026-06-01
    days on market $239,900 Active 134 DOM
13. 2026-05-31
    days on market $239,900 Active 133 DOM
14. 2026-05-30
    days on market $239,900 Active 132 DOM
15. 2026-05-11
    price $239,900 442-char remark

    Show marketing remark (442 chars)

    NEW PRICE! Well positioned two-story home featuring 3 bedrooms and 2 bathrooms on a desirable corner lot. The primary bedroom is located on the first floor offering privacy and functionality. Fresh carpet installed January 2026 providing a clean starting point for immediate occupancy or further upgrades. The home offers a fireplace focal point in the living area and a spacious, fully fenced backyard. Convenient access to Loop 338 and 385.

16. 2026-03-02
    price $244,900 442-char remark

    Show marketing remark (442 chars)

    NEW PRICE! Well positioned two-story home featuring 3 bedrooms and 2 bathrooms on a desirable corner lot. The primary bedroom is located on the first floor offering privacy and functionality. Fresh carpet installed January 2026 providing a clean starting point for immediate occupancy or further upgrades. The home offers a fireplace focal point in the living area and a spacious, fully fenced backyard. Convenient access to Loop 338 and 385.

17. 2026-01-18
    listed $249,900 Active 442-char remark

    Show marketing remark (442 chars)

    NEW PRICE! Well positioned two-story home featuring 3 bedrooms and 2 bathrooms on a desirable corner lot. The primary bedroom is located on the first floor offering privacy and functionality. Fresh carpet installed January 2026 providing a clean starting point for immediate occupancy or further upgrades. The home offers a fireplace focal point in the living area and a spacious, fully fenced backyard. Convenient access to Loop 338 and 385.

18. 1996-12-01
    soldstatus

ⓘ 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: $4,682 · $390/mo
• Projected year-2 tax: $4,682 · $390/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 22 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: $29,329
• − Mortgage interest: −$13,158
• − Property taxes: −$4,682
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − Depreciation: −$6,833
• Taxable loss: −$1,211
• Est. tax savings @ 24.0%: +$291
• After-tax cash flow: $2,822/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): 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

-4.0% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $239,900 ODMLS
• 2026-03-02 Price Changed $244,900 ODMLS
• 2026-01-18 Listed $249,900 ODMLS
• 1996-12-01 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $4,682 · +8.2% YoY. Source: county tax records.