9901 Mccraw Dr · Odessa, TX 79765

$269,900

3 bd · 2.0 ba · 1,651 sqft · SingleFamily public records · 264 Days on market

Built 2014 6,098 sqft lot $163/sqft · 9% above area Est $249k · 9% over

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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 +17.1/30.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• ARV discount +3.6/15.0
• 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

Beautiful 3B/2B home! This home comes with all Granite countertops in kitchen and Bathrooms, FLOORING throughout!! The Master Bedroom has his and hers walking closet. All Bedrooms are good sizes. Schedule your showing today

Key facts

• Wood flooring
• Walking closet
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• WOOD FLOORING
• WALKING CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/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 $251k (6.9% below list).
• Recommended offer: $238k (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.
• 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: Barbara Jordan El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 854 students, 51% FRL); Wilson & Young Medal of Honor Middle (math 14% / reading 31%, grade F, #1,341 of 1,662 statewide, top 82%, 1,245 students, 56% FRL); Permian H S (math 19% / reading 29%, grade F, #1,333 of 1,632 statewide, top 82%, 3,978 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $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 264 days — a 12% lower offer ($238k) 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.

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 $237,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.93% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $248,573
• List price: $269,900
• Delta: 8.58%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.50×
• Total profit: $-37,842
• Equity at exit: $40,243

10-year hold

• IRR: -10.0%
• Equity multiple: 0.45×
• Total profit: $-41,273
• Equity at exit: $23,336

Cash invested: $75,572 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$270 /mo · $3,239/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $188

Break-even live

Break-even rent $2,276

Max offer price $269,900

Occupancy floor 88%

Sensitivity live

Price	-10% $341	-5% $264	+0% $188	+5% $112	+10% $35
Rent	-10% $-11	-5% $89	+0% $188	+5% $287	+10% $387
Rate	-1.0pp $324	-0.5pp $257	base $188	+0.5pp $118	+1.0pp $47

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	45d	1	0.09mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	15d	1	0.15mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	45d	1	0.20mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	15d	1	0.21mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	45d	1	0.26mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	15d	1	0.28mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	45d	1	0.29mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	15d	1	0.29mi
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	23d	1	0.31mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	15d	1	0.35mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	45d	1	0.37mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	45d	1	0.39mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	45d	1	0.43mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	45d	1	0.47mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	45d	1	0.47mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	45d	1	0.56mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	23d	1	0.71mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	15d	1	0.73mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	45d	1	0.74mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	15d	1	0.80mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	45d	1	0.85mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.88mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	15d	1	0.94mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	45d	1	0.97mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	15d	1	1.09mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	15d	1	1.11mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	45d	1	1.14mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	45d	1	1.20mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	23d	1	1.23mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	23d	1	1.26mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	45d	1	1.31mi
8623 Holiday Dr Odessa, TX	3.0	2.0	1231	$1,800	$1.46	45d	1	1.31mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	45d	1	1.32mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	23d	1	1.33mi
8633 Yale Ave Odessa, TX	3.0	2.0	1371	$2,500	$1.82	15d	1	1.36mi
8633 Yale Ave Odessa, TX	3.0	2.0	1390	$2,500	$1.80	23d	1	1.36mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	15d	1	1.36mi
1327 Masquerade Blvd Odessa, TX	3.0	2.0	1377	$2,700	$1.96	46d	1	1.40mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	45d	1	1.43mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	45d	1	1.44mi

Listing history 18 events

1. 2026-06-21
   days on market $269,900 Active 264 DOM
2. 2026-06-19
   days on market $269,900 Active 262 DOM
3. 2026-06-18
   days on market $269,900 Active 261 DOM
4. 2026-06-17
   days on market $269,900 Active 260 DOM
5. 2026-06-16
   days on market $269,900 Active 259 DOM
6. 2026-06-15
   days on market $269,900 Active 258 DOM
7. 2026-06-14
   days on market $269,900 Active 256 DOM
8. 2026-06-13
   days on market $269,900 Active 255 DOM
9. 2026-06-10
   days on market $269,900 Active 253 DOM
10. 2026-06-09
    days on market $269,900 Active 252 DOM
11. 2026-06-08
    days on market $269,900 Active 251 DOM
12. 2026-06-07
    days on market $269,900 Active 250 DOM
13. 2026-06-03
    days on market $269,900 Active 245 DOM
14. 2026-06-01
    days on market $269,900 Active 244 DOM
15. 2026-05-31
    days on market $269,900 Active 243 DOM
16. 2026-05-30
    days on market $269,900 Active 242 DOM
17. 2025-10-01
    listed $269,000 Active 223-char remark

    Show marketing remark (223 chars)

    Beautiful 3B/2B home! This home comes with all Granite countertops in kitchen and Bathrooms, FLOORING throughout!! The Master Bedroom has his and hers walking closet. All Bedrooms are good sizes. Schedule your showing today

18. 2025-09-30
    listed $269,900 Active 223-char remark

    Show marketing remark (223 chars)

    Beautiful 3B/2B home! This home comes with all Granite countertops in kitchen and Bathrooms, FLOORING throughout!! The Master Bedroom has his and hers walking closet. All Bedrooms are good sizes. Schedule your showing today

ⓘ 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: $3,239 · $270/mo
• Projected year-2 tax: $4,939 · $412/mo
• Expected delta: +$1,700/yr (+$142/mo · 52.5%)

ⓘ 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: $30,163
• − Mortgage interest: −$15,119
• − Property taxes: −$3,239
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$7,852
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $2,789/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

-0.3% since first listed

2 events — show timeline

• 2025-10-01 Listed $269,000 PBBOR
• 2025-09-30 Listed $269,900 ODMLS

Property tax history

-2.6%/yr

Latest (2025): $3,239 · -23.9% YoY. Source: county tax records.