6905 Dipper Rd · Odessa, TX 79765

$324,000

4 bd · 2.0 ba · 1,773 sqft · SingleFamily public records · 25 Days on market

Built 2020 Good condition 5,662 sqft lot $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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully upgraded 4-bedroom, 2-bath home combines style, comfort, and functionality in a great family-friendly neighborhood close to schools, shopping, and dining. The open-concept floor plan features custom cabinetry, upgraded knobs and hardware, designer light fixtures, upgraded appliances, enhanced tile work, and stunning feature walls that add warmth and character throughout. Spacious living and dining areas flow seamlessly for everyday living and entertaining. The backyard includes a pergola, greenhouse, and raised flower beds for added outdoor enjoyment.

Key facts

• Custom cabinetry
• Enhanced tile work
• Upgraded appliances

Tags

• CUSTOM CABINETRY
• UPGRADED HARDWARE
• DESIGNER LIGHT FIXTURES
• UPGRADED APPLIANCES
• ENHANCED TILE WORK
• FEATURE WALLS

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $425 (about $35.42/month)

Exterior

• Parking: Attached 2-car garage with garage door opener (2 covered spaces, 2 total spaces)
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Propane
• Home design: Single-family residence; Residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built area 1773
• Exterior features: Covered patio/porch; Landscaped lot; Paved road access; Solar

Interior

• Kitchen: Gas range; Self-cleaning oven; Dishwasher; Disposal; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Pantry; Breakfast bar; Blinds; Water softener (owned); Water purifier (owned); Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $22 ($259/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 $283k (12.8% below list).
• Recommended offer: $283k (12.8% 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; 23 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 32% 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 25 days — a 2% lower offer ($319k) 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 $282,609 (12.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.87% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-57,930
• Equity at exit: $48,309

10-year hold

• IRR: -16.8%
• Equity multiple: 0.17×
• Total profit: $-75,242
• Equity at exit: $28,014

Cash invested: $90,720 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,826 high
• Mortgage (P&I): −$1,699
• Tax from tax record: −$342 /mo · $4,103/yr
• Insurance: −$135
• HOA: −$35
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $22

Break-even live

Break-even rent $2,799

Max offer price $324,000

Occupancy floor 94%

Sensitivity live

Price	-10% $205	-5% $113	+0% $22	+5% $-70	+10% $-162
Rent	-10% $-202	-5% $-90	+0% $22	+5% $133	+10% $245
Rate	-1.0pp $185	-0.5pp $104	base $22	+0.5pp $-62	+1.0pp $-148

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7507 Orion Rd Odessa, TX	4.0	2.0	1838	$2,700	$1.47	22d	1	0.12mi
7539 Orion Rd Odessa, TX	4.0	2.0	1782	$2,800	$1.57	15d	1	0.15mi
7541 Orion Rd Gardendale, TX	4.0	2.0	1574	$2,495	$1.59	15d	1	0.16mi
7526 Horton Ranch Rd Odessa, TX	4.0	2.0	1830	$2,700	$1.48	22d	1	0.16mi
7526 Horton Ranch Rd Odessa, TX	4.0	2.0	1840	$2,600	$1.41	15d	1	0.16mi
6909 Boss Ranch Rd Odessa, TX	4.0	2.0	1800	$875	$0.49	45d	1	0.23mi
7335 Horton Ranch Rd Odessa, TX	3.0	2.5	2010	$3,500	$1.74	45d	1	0.25mi
7108 Red Canyon Rd Odessa, TX	5.0	2.0	2009	$3,500	$1.74	45d	1	0.38mi
7320 Fossell Ranch Rd Odessa, TX	3.0	2.0	1707	$2,600	$1.52	22d	1	0.41mi
7315 W Pile Ranch Rd Odessa, TX	4.0	2.0	1775	$2,600	$1.46	15d	1	0.43mi
6919 Kate Reed Dr Odessa, TX	4.0	2.0	1574	$2,700	$1.72	45d	1	0.52mi
6918 Brooks Ranch Rd Odessa, TX	3.0	2.0	1707	$2,800	$1.64	22d	1	0.54mi
7616 Orange Blossom Rd Odessa, TX	3.0	2.0	1532	$2,650	$1.73	45d	1	0.61mi
7300 White Cliff Rd Odessa, TX	4.0	2.0	1729	$2,700	$1.56	15d	1	0.64mi
25 Purple Sage Ranch Cir Odessa, TX	3.0	2.0	1707	$2,700	$1.58	22d	1	0.67mi
7710 Purple Vitex Rd Odessa, TX	4.0	2.0	1836	$3,950	$2.15	45d	1	0.68mi
7625 Purple Vitex Rd Odessa, TX	4.0	2.0	1735	$2,700	$1.56	45d	1	0.69mi
7625 Purple Vitex Rd Odessa, TX	4.0	2.0	1735	$2,700	$1.56	22d	1	0.69mi
6928 Rocking L Ranch Rd Odessa, TX	4.0	2.0	1838	$2,795	$1.52	22d	1	0.69mi
7710 Brown Bark Rd Odessa, TX	5.0	2.0	1998	$4,200	$2.10	22d	1	0.73mi
7705 Brown Bark Rd Odessa, TX	3.0	2.0	1532	$3,500	$2.28	45d	1	0.76mi
6900 Cross B Rd Odessa, TX	1.0–3.0	1.0–2.0	1108	$2,875	$2.59	15d	12	1.25mi
14 Devon Ct Odessa, TX	3.0	2.0	1543	$2,350	$1.52	15d	1	1.46mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 18 events

1. 2026-06-21
   days on market $324,000 Active 25 DOM
2. 2026-06-19
   days on market $324,000 Active 23 DOM
3. 2026-06-18
   days on market $324,000 Active 22 DOM
4. 2026-06-17
   days on market $324,000 Active 21 DOM
5. 2026-06-16
   days on market $324,000 Active 20 DOM
6. 2026-06-15
   days on market $324,000 Active 19 DOM
7. 2026-06-14
   days on market $324,000 Active 17 DOM
8. 2026-06-13
   pricedays on market $324,000 Active 16 DOM
9. 2026-06-10
   days on market $329,900 Active 14 DOM
10. 2026-06-09
    days on market $329,900 Active 13 DOM
11. 2026-06-08
    days on market $329,900 Active 12 DOM
12. 2026-06-07
    days on market $329,900 Active 11 DOM
13. 2026-06-03
    days on market $329,900 Active 6 DOM
14. 2026-06-01
    days on market $329,900 Active 5 DOM
15. 2026-05-31
    days on market $329,900 Active 4 DOM
16. 2026-05-30
    days on market $329,900 Active 3 DOM
17. 2026-05-27
    listed $329,900 Active 574-char remark

    Show marketing remark (574 chars)

    This beautifully upgraded 4-bedroom, 2-bath home combines style, comfort, and functionality in a great family-friendly neighborhood close to schools, shopping, and dining. The open-concept floor plan features custom cabinetry, upgraded knobs and hardware, designer light fixtures, upgraded appliances, enhanced tile work, and stunning feature walls that add warmth and character throughout. Spacious living and dining areas flow seamlessly for everyday living and entertaining. The backyard includes a pergola, greenhouse, and raised flower beds for added outdoor enjoyment.

18. 2026-05-27
    listed $329,900 Active

    Show marketing remark (574 chars)

    This beautifully upgraded 4-bedroom, 2-bath home combines style, comfort, and functionality in a great family-friendly neighborhood close to schools, shopping, and dining. The open-concept floor plan features custom cabinetry, upgraded knobs and hardware, designer light fixtures, upgraded appliances, enhanced tile work, and stunning feature walls that add warmth and character throughout. Spacious living and dining areas flow seamlessly for everyday living and entertaining. The backyard includes a pergola, greenhouse, and raised flower beds for added outdoor enjoyment.

ⓘ 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: $4,103 · $342/mo
• Projected year-2 tax: $5,929 · $494/mo
• Expected delta: +$1,826/yr (+$152/mo · 44.5%)

ⓘ 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 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: $33,913
• − Mortgage interest: −$18,149
• − Property taxes: −$4,103
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$420
• − Depreciation: −$9,425
• Taxable loss: −$5,231
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $1,514/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 well-maintained, upgraded home in a family-friendly neighborhood offers a good balance of style and functionality. The interior and exterior are in good condition, with minor cosmetic updates needed to maximize its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $329,900 PBBOR
• 2026-05-27 Listed $329,900 ODMLS

Property tax history

+53.5%/yr

Latest (2025): $4,103 · -12.9% YoY. Source: county tax records.