12327 Louise St · West Odessa, TX 79764

$240,000

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 116 Days on market

Built 1986 0.46 ac lot ↓ 31% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• 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

Key facts

• 0.46 acre lot
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $218k (9.0% 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: 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 $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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 1.46% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 5.7

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $25,333
• Equity at exit: $35,785

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $105,075
• Equity at exit: $20,751

Cash invested: $67,200 (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: 5.7×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$400 /mo · $4,798/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,007

Break-even live

Break-even rent $2,226

Max offer price $240,000

Occupancy floor 66%

Sensitivity live

Price	-10% $1,142	-5% $1,075	+0% $1,007	+5% $939	+10% $871
Rent	-10% $730	-5% $868	+0% $1,007	+5% $1,145	+10% $1,283
Rate	-1.0pp $1,127	-0.5pp $1,068	base $1,007	+0.5pp $944	+1.0pp $881

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12370 W University Blvd Odessa, TX	3.0	2.0	1924	$3,500	$1.82	45d	1	1.34mi

Listing history 27 events

1. 2026-06-21
   days on market $240,000 Active 116 DOM
2. 2026-06-19
   days on market $240,000 Active 114 DOM
3. 2026-06-18
   days on market $240,000 Active 113 DOM
4. 2026-06-17
   days on market $240,000 Active 112 DOM
5. 2026-06-16
   days on market $240,000 Active 111 DOM
6. 2026-06-15
   days on market $240,000 Active 110 DOM
7. 2026-06-14
   days on market $240,000 Active 108 DOM
8. 2026-06-13
   days on market $240,000 Active 107 DOM
9. 2026-06-10
   days on market $240,000 Active 105 DOM
10. 2026-06-09
    days on market $240,000 Active 104 DOM
11. 2026-06-08
    days on market $240,000 Active 103 DOM
12. 2026-06-07
    days on market $240,000 Active 102 DOM
13. 2026-06-03
    days on market $240,000 Active 97 DOM
14. 2026-06-01
    days on market $240,000 Active 96 DOM
15. 2026-05-31
    days on market $240,000 Active 95 DOM
16. 2026-05-30
    days on market $240,000 Active 94 DOM
17. 2026-04-18
    price $240,000
18. 2026-04-18
    price $240,000
19. 2026-03-08
    price $250,000
20. 2026-03-01
    price $330,000
21. 2026-03-01
    price $330,000
22. 2026-02-25
    listed $350,000 Active
23. 2024-07-23
    soldstatus
24. 2024-07-23
    soldstatus
25. 2024-07-23
    soldstatus
26. 2024-07-23
    soldstatus
27. 1986-03-01
    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: $4,798 · $400/mo
• Projected year-2 tax: $4,798 · $400/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 8/10 Severe
• 🌡 Heat 6/10 Major 6 d/yr ≥102°F today · 19 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: $42,000
• − Mortgage interest: −$13,444
• − Property taxes: −$4,798
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$6,982
• Taxable income: $8,856
• Est. tax owed @ 24.0%: −$2,126
• After-tax cash flow: $9,953/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

-31.4% since first listed

11 events — show timeline

• 2026-04-18 Price Changed $240,000 ODMLS
• 2026-04-18 Price Changed $240,000 ODMLS
• 2026-03-08 Price Changed $250,000 ODMLS
• 2026-03-01 Price Changed $330,000 ODMLS
• 2026-03-01 Price Changed $330,000 ODMLS
• 2026-02-25 Listed $350,000 ODMLS
• 2024-07-23 Sold (Public Records) — Public Records
• 2024-07-23 Sold (Public Records) — Public Records
• 2024-07-23 Sold (Public Records) — Public Records
• 2024-07-23 Sold (Public Records) — Public Records
• 1986-03-01 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,798 · +63.9% YoY. Source: county tax records.