9524 W April St · West Odessa, TX 79764

$270,000

4 bd · 3.0 ba · 1,449 sqft · SingleFamily public records · 19 Days on market

Built 1981 1.51 ac lot

---

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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• 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

Great Country Property on 1.5 Acres! Cozy Country Home is a 3 Bedroom, 2 Bath, 2 Story Home with Soaring Ceilings, & a Loft. Property is Fenced, Extra Long Driveway, & a Carport. Water Well Produces Great & was ALL Updated in 2015. Nice Storage Building. Traditional Home with a Dome Roof. Great for Horses, & Animals. Room to Build a Shop or Anything Else! Don't Miss Out. Call a Realtor Today!

Key facts

• 1.50 acres
• Large carport
• Ideal for horses

Tags

• 1.50 ACRES
• LOFT BALCONY
• LARGE CARPORT
• IDEAL FOR HORSES

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Carport
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Propane service
• Home design: Single family residence; Two levels; Slab foundation; Composition roof; Home warranty included
• Construction: Composition roof; Slab foundation
• Exterior features: Chain link fencing; Landscaped lot; Paved road access; Solar panels

Interior

• Kitchen: Electric range; Dishwasher; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: High ceilings; Breakfast bar; Smoke detectors
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/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 $250k (7.4% below list).
• Recommended offer: $250k (7.4% below list) — sets the bar for 1% rule.

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-, crime F, amenities 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.
• Zoned schools: Murry Fly El (math 28% / reading 23%, grade F, #2,982 of 4,322 statewide, top 70%, 998 students, 81% FRL); Crockett Middle (math 21% / reading 19%, grade F, #1,428 of 1,662 statewide, top 87%, 1,036 students, 66% FRL); Odessa H S (math 18% / reading 22%, grade F, #1,397 of 1,632 statewide, top 87%, 3,874 students, 68% FRL) — zoned schools average 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 19 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe 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 $250,000 (7.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 9.0

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-21,043
• Equity at exit: $40,258

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $10,597
• Equity at exit: $23,345

Cash invested: $75,600 (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: 110
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $358

Break-even live

Break-even rent $2,046

Max offer price $270,000

Occupancy floor 81%

Sensitivity live

Price	-10% $511	-5% $435	+0% $358	+5% $282	+10% $206
Rent	-10% $161	-5% $260	+0% $358	+5% $457	+10% $556
Rate	-1.0pp $494	-0.5pp $427	base $358	+0.5pp $288	+1.0pp $217

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9016 W Valley Meadow Ln Odessa, TX	3.0	2.0	1286	$2,500	$1.94	23d	1	0.75mi

Listing history 14 events

1. 2026-06-21
   days on market $270,000 Active 19 DOM
2. 2026-06-19
   days on market $270,000 Active 17 DOM
3. 2026-06-18
   days on market $270,000 Active 16 DOM
4. 2026-06-17
   days on market $270,000 Active 15 DOM
5. 2026-06-16
   days on market $270,000 Active 14 DOM
6. 2026-06-15
   days on market $270,000 Active 13 DOM
7. 2026-06-14
   days on market $270,000 Active 11 DOM
8. 2026-06-13
   days on market $270,000 Active 10 DOM
9. 2026-06-10
   days on market $270,000 Active 8 DOM
10. 2026-06-09
    days on market $270,000 Active 7 DOM
11. 2026-06-08
    days on market $270,000 Active 6 DOM
12. 2026-06-07
    days on market $270,000 Active 5 DOM
13. 2026-06-03
    remarks 486-char remark
14. 2026-06-03
    listed $270,000 Active 1 DOM

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$3,882/yr (+$324/mo · 366.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $30,000
• − Mortgage interest: −$15,124
• − Property taxes: −$1,059
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,855
• Taxable loss: −$188
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $4,345/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

+285.7% since first listed

7 events — show timeline

• 2026-06-02 Listed $270,000 ODMLS
• 2018-06-08 Sold (MLS) — ODMLS
• 2018-02-19 Listed $149,000 ODMLS
• 2008-02-08 Sold (Public Records) — Public Records
• 2008-01-31 Sold (MLS) — ODMLS
• 2007-11-13 Listed $70,000 ODMLS
• 1996-09-01 Sold (Public Records) — Public Records

Property tax history

-4.7%/yr

Latest (2025): $1,059 · -48.7% YoY. Source: county tax records.