12304 W Maria Dr · West Odessa, TX 79764

$182,500

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 255 Days on market

Built 1967 0.46 ac lot ↓ 1% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Older Home with Room to Grow! Welcome to this inviting 3-bdrm, 2-bth home tucked away on nearly half an acre of beautiful land. You'll love the shade trees, the huge double garage, and all the space this property offers inside and out! This home has that classic charm you can't find in newer builds, with plenty of room to make it your own. It features two spacious bedrooms plus a flexible third room that could serve as a guest space, home office, or hobby room. Call your Realtor

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $182k).
• Recommended offer: $161k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,026 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime 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: 107 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 255 days — a 12% lower offer ($161k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1967 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.03% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-4,105
• Equity at exit: $27,211

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $28,995
• Equity at exit: $15,779

Cash invested: $51,100 (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 79764

• Home prices YoY: -28.0%
• Active inventory: 107
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$957
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $401

Break-even live

Break-even rent $1,371

Max offer price $182,500

Occupancy floor 74%

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: $45,625
• Closing costs: $5,475
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $182,500 Active 255 DOM
2. 2026-06-18
   days on market $182,500 Active 254 DOM
3. 2026-06-17
   days on market $182,500 Active 253 DOM
4. 2026-06-16
   days on market $182,500 Active 252 DOM
5. 2026-06-15
   days on market $182,500 Active 251 DOM
6. 2026-06-14
   days on market $182,500 Active 249 DOM
7. 2026-06-13
   days on market $182,500 Active 248 DOM
8. 2026-06-10
   days on market $182,500 Active 246 DOM
9. 2026-06-09
   days on market $182,500 Active 245 DOM
10. 2026-06-08
    days on market $182,500 Active 244 DOM
11. 2026-06-07
    days on market $182,500 Active 243 DOM
12. 2026-06-03
    days on market $182,500 Active 238 DOM
13. 2026-06-01
    days on market $182,500 Active 237 DOM
14. 2026-05-31
    days on market $182,500 Active 236 DOM
15. 2026-05-30
    days on market $182,500 Active 235 DOM
16. 2026-01-16
    price $182,500 495-char remark

    Show marketing remark (495 chars)

    Charming Older Home with Room to Grow! Welcome to this inviting 3-bdrm, 2-bth home tucked away on nearly half an acre of beautiful land. You'll love the shade trees, the huge double garage, and all the space this property offers inside and out! This home has that classic charm you can't find in newer builds, with plenty of room to make it your own. It features two spacious bedrooms plus a flexible third room that could serve as a guest space, home office, or hobby room. Call your Realtor

17. 2025-10-07
    listed $185,000 Active 495-char remark

    Show marketing remark (495 chars)

    Charming Older Home with Room to Grow! Welcome to this inviting 3-bdrm, 2-bth home tucked away on nearly half an acre of beautiful land. You'll love the shade trees, the huge double garage, and all the space this property offers inside and out! This home has that classic charm you can't find in newer builds, with plenty of room to make it your own. It features two spacious bedrooms plus a flexible third room that could serve as a guest space, home office, or hobby room. Call your Realtor

18. 2011-07-27
    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: $597 · $50/mo
• Projected year-2 tax: $3,340 · $278/mo
• Expected delta: +$2,742/yr (+$229/mo · 459.1%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $22,542
• − Mortgage interest: −$10,223
• − Property taxes: −$597
• − Insurance: −$912
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$5,309
• Taxable income: $1,894
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $4,359/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 — West Odessa

• Score: 61/100
• State rank: #1026
• US rank: #18223

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B- Housing A+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Odessa, TX
• City population: 61,683
• Population (ZIP): 26,805

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 37% Two or more races 17% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 54% English-only · Spanish 45% Vietnamese 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: ▼ -92.67%
• Current HPI: 238.7065
• 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

-1.4% since first listed

3 events — show timeline

• 2026-01-16 Price Changed $182,500 ODMLS
• 2025-10-07 Listed $185,000 ODMLS
• 2011-07-27 Sold (Public Records) — Public Records

Property tax history

-7.6%/yr

Latest (2025): $597 · +33.6% YoY. Source: county tax records.