7003 Buckwheat Rd · Odessa, TX 79765

$340,000

5 bd · 2.0 ba · 2,006 sqft · SingleFamily public records · 82 Days on market

Built 2023 Good condition 7,623 sqft lot $169/sqft · at area comps Est $337k · at est. $35/mo HOA · 1% of rent

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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 +12.8/30.0
• ARV discount +7.1/15.0
• Condition / age +4.0/5.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make an appointment today! This 5 bedroom home shows off interior and exterior upgrades that include a pergola and turf out back. The community has 2 community pools, park and splash pad with one just a hop, a skip, and a jump away. And no more griping about that electric bill- Solar panels are yours!!!

Key facts

• 7,623 sq ft lot
• 2 garage spots
• Built 2023

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $340k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-29 ($-351/yr) — negative.
• To cash-flow at today's rent, offer at most $335k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (13.7% below list).
• Recommended offer: $293k (13.7% below list) — sets the bar for 1% rule.

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: Lee Buice El (math 32% / reading 35%, grade F, #2,174 of 4,322 statewide, top 51%, 843 students, 54% FRL); Nimitz Middle (math 29% / reading 36%, grade F, #947 of 1,662 statewide, top 58%, 1,303 students, 51% 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 52% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($105k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 82 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $26k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $293,262 (13.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $337,064
• List price: $340,000
• Delta: 0.87%
• 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: -19.7%
• Equity multiple: 0.33×
• Total profit: $-64,002
• Equity at exit: $50,695

10-year hold

• IRR: -18.8%
• Equity multiple: 0.10×
• Total profit: $-85,636
• Equity at exit: $29,397

Cash invested: $95,200 (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 79765

• Home prices YoY: -28.7%
• Rents YoY: 0.5%
• Active inventory: 433
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,933 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$386 /mo · $4,637/yr
• Insurance: −$142
• HOA: −$35
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-29

Break-even live

Break-even rent $2,970

Max offer price $334,829

Occupancy floor 96%

Sensitivity live

Price	-10% $163	-5% $67	+0% $-29	+5% $-126	+10% $-222
Rent	-10% $-261	-5% $-145	+0% $-29	+5% $87	+10% $202
Rate	-1.0pp $142	-0.5pp $57	base $-29	+0.5pp $-117	+1.0pp $-207

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7539 Orion Rd Odessa, TX	4.0	2.0	1782	$2,800	$1.57	15d	1	0.09mi
7541 Orion Rd Gardendale, TX	4.0	2.0	1574	$2,495	$1.59	15d	1	0.10mi
7526 Horton Ranch Rd Odessa, TX	4.0	2.0	1840	$2,600	$1.41	15d	1	0.10mi
7526 Horton Ranch Rd Odessa, TX	4.0	2.0	1830	$2,700	$1.48	22d	1	0.10mi
7507 Orion Rd Odessa, TX	4.0	2.0	1838	$2,700	$1.47	22d	1	0.16mi
7108 Red Canyon Rd Odessa, TX	5.0	2.0	2009	$3,500	$1.74	45d	1	0.23mi
7118 Adenium Rd Odessa, TX	4.0	3.0	2994	$3,500	$1.17	15d	1	0.26mi
7118 Adenium Rd Odessa, TX	4.0	3.0	2994	$3,500	$1.17	45d	1	0.26mi
7300 White Cliff Rd Odessa, TX	4.0	2.0	1729	$2,700	$1.56	15d	1	0.42mi
6909 Boss Ranch Rd Odessa, TX	4.0	2.0	1800	$875	$0.49	45d	1	0.42mi
7710 Purple Vitex Rd Odessa, TX	4.0	2.0	1836	$3,950	$2.15	45d	1	0.46mi
7625 Purple Vitex Rd Odessa, TX	4.0	2.0	1735	$2,700	$1.56	22d	1	0.50mi
7625 Purple Vitex Rd Odessa, TX	4.0	2.0	1735	$2,700	$1.56	45d	1	0.50mi
7710 Brown Bark Rd Odessa, TX	5.0	2.0	1998	$4,200	$2.10	22d	1	0.52mi
7315 W Pile Ranch Rd Odessa, TX	4.0	2.0	1775	$2,600	$1.46	15d	1	0.57mi
6919 Kate Reed Dr Odessa, TX	4.0	2.0	1574	$2,700	$1.72	45d	1	0.69mi
6928 Rocking L Ranch Rd Odessa, TX	4.0	2.0	1838	$2,795	$1.52	22d	1	0.85mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: electricpool

Listing history 18 events

1. 2026-06-16
   days on market $340,000 Active 82 DOM
2. 2026-06-15
   days on market $340,000 Active 81 DOM
3. 2026-06-14
   days on market $340,000 Active 79 DOM
4. 2026-06-13
   days on market $340,000 Active 78 DOM
5. 2026-06-10
   days on market $340,000 Active 76 DOM
6. 2026-06-09
   days on market $340,000 Active 75 DOM
7. 2026-06-08
   days on market $340,000 Active 74 DOM
8. 2026-06-07
   days on market $340,000 Active 73 DOM
9. 2026-06-03
   days on market $340,000 Active 68 DOM
10. 2026-06-01
    days on market $340,000 Active 67 DOM
11. 2026-05-31
    days on market $340,000 Active 66 DOM
12. 2026-05-30
    days on market $340,000 Active 65 DOM
13. 2026-05-11
    price $340,000 305-char remark

    Show marketing remark (305 chars)

    Make an appointment today! This 5 bedroom home shows off interior and exterior upgrades that include a pergola and turf out back. The community has 2 community pools, park and splash pad with one just a hop, a skip, and a jump away. And no more griping about that electric bill- Solar panels are yours!!!

14. 2026-05-02
    price $350,000 305-char remark

    Show marketing remark (305 chars)

    Make an appointment today! This 5 bedroom home shows off interior and exterior upgrades that include a pergola and turf out back. The community has 2 community pools, park and splash pad with one just a hop, a skip, and a jump away. And no more griping about that electric bill- Solar panels are yours!!!

15. 2026-04-22
    price $360,000 305-char remark

    Show marketing remark (305 chars)

    Make an appointment today! This 5 bedroom home shows off interior and exterior upgrades that include a pergola and turf out back. The community has 2 community pools, park and splash pad with one just a hop, a skip, and a jump away. And no more griping about that electric bill- Solar panels are yours!!!

16. 2026-03-27
    listed $366,500 Active 305-char remark

    Show marketing remark (305 chars)

    Make an appointment today! This 5 bedroom home shows off interior and exterior upgrades that include a pergola and turf out back. The community has 2 community pools, park and splash pad with one just a hop, a skip, and a jump away. And no more griping about that electric bill- Solar panels are yours!!!

17. 2023-03-31
    soldstatus
18. 2023-02-12
    listed $312,990

ⓘ 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: $4,637 · $386/mo
• Projected year-2 tax: $6,222 · $518/mo
• Expected delta: +$1,585/yr (+$132/mo · 34.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $35,191
• − Mortgage interest: −$19,045
• − Property taxes: −$4,637
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,815
• − Management: −$2,815
• − HOA: −$420
• − Depreciation: −$9,891
• Taxable loss: −$6,132
• Est. tax savings @ 24.0%: +$1,472
• After-tax cash flow: $1,120/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 5-bedroom home is in good condition with recent upgrades, including a pergola and turf backyard. It's move-in ready and offers a good return on investment.

Value-add opportunities

• Both landscaping — improves curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both upgrading appliances — attracts more buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both upgrading appliances — attracts more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+8.6% since first listed

6 events — show timeline

• 2026-05-11 Price Changed $340,000 ODMLS
• 2026-05-02 Price Changed $350,000 ODMLS
• 2026-04-22 Price Changed $360,000 ODMLS
• 2026-03-27 Listed $366,500 ODMLS
• 2023-03-31 Sold (MLS) — ODMLS
• 2023-02-12 Listed $312,990 ODMLS

Property tax history

+93.8%/yr

Latest (2025): $4,637 · -10.9% YoY. Source: county tax records.