6200 Eastridge Dr · Odessa, TX 79762

$265,000

3 bd · 2.0 ba · 1,674 sqft · Townhouse public records · 85 Days on market

Built 1982 4,922 sqft lot $158/sqft · 33% above area Est $265k · at est.

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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 +12.9/30.0
• ARV discount +7.6/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated townhome featuring a rare double-sided living room fireplace plus a cozy fireplace in the primary suite. Spacious primary bedroom with a large office and private deck offering beautiful sunset views. Updated tile throughout, huge closets, and an open, inviting layout perfect for comfortable living. Two car garage. Call us today to preview!!

Key facts

• Private deck
• Updated tile
• Huge closets

Tags

• PRIVATE DECK
• SUNSET VIEWS
• UPDATED TILE
• HUGE CLOSETS
• OPEN INVITING LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-19 ($-226/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (14.5% below list).
• Recommended offer: $226k (14.5% 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: L B Johnson El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 517 students, 67% FRL); Ector College Prep Success Academy (math 18% / reading 24%, grade F, #1,387 of 1,662 statewide, top 85%, 1,384 students, 72% FRL, charter); Permian H S (math 19% / reading 29%, grade F, #1,333 of 1,632 statewide, top 82%, 3,978 students, 51% FRL).
• Market conditions: Rents rising (+1.4%/yr); 267 active listings in the ZIP; 20 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).
• This rent runs 36% of the median local income ($75k/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 $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 85 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $226,471 (14.5% 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 85 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.30%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (median comp): $265,470
• List price: $265,000
• Delta: -0.18%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-47,797
• Equity at exit: $39,512

10-year hold

• IRR: -14.6%
• Equity multiple: 0.22×
• Total profit: $-57,682
• Equity at exit: $22,912

Cash invested: $74,200 (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 79762

• Rents YoY: 1.4%
• Active inventory: 267
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,265 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$308 /mo · $3,694/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-19

Break-even live

Break-even rent $2,289

Max offer price $261,677

Occupancy floor 96%

Sensitivity live

Price	-10% $131	-5% $56	+0% $-19	+5% $-94	+10% $-169
Rent	-10% $-198	-5% $-108	+0% $-19	+5% $71	+10% $160
Rate	-1.0pp $115	-0.5pp $49	base $-19	+0.5pp $-87	+1.0pp $-157

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3418 Rocky Lane Rd Odessa, TX	2.0	2.0	1537	$1,900	$1.24	23d	1	0.29mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,970	$1.61	15d	4	0.41mi
6210 Appaloosa Ln Odessa, TX	3.0	2.0	1550	$2,350	$1.52	45d	1	0.85mi
3001 Pointer Ln Unit 12D Odessa, TX	3.0	2.5	1704	$2,800	$1.64	23d	1	0.88mi
3001 Pointer Ln Unit 5B Odessa, TX	3.0	2.5	1817	$2,450	$1.35	45d	1	0.94mi
2804 Dustin Dr Odessa, TX	3.0	2.0	1890	$3,100	$1.64	15d	1	1.05mi
105 Quail Run Odessa, TX	3.0	2.0	1560	$2,600	$1.67	45d	1	1.14mi
2201 Rocky Lane Rd Odessa, TX	1.0–2.0	1.0–2.5	900	$1,675	$1.86	15d	10	1.17mi
7214 Barksdale Ln Odessa, TX	3.0	2.0	1295	$2,000	$1.54	45d	1	1.21mi
7206 Raphael St Odessa, TX	3.0	2.0	1743	$2,800	$1.61	45d	1	1.23mi
7204 Donatello St Odessa, TX	3.0	2.0	1748	$2,400	$1.37	45d	1	1.25mi
907 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	45d	1	1.26mi
7230 Barksdale Ln Odessa, TX	3.0	2.0	1283	$2,100	$1.64	23d	1	1.26mi
1205 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,100	$1.21	45d	1	1.31mi
1207 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	45d	1	1.31mi
503 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,200	$1.27	15d	1	1.33mi
1326 French Ave Unit A Odessa, TX	2.0	1.5	1600	$2,000	$1.25	45d	1	1.34mi
7309 Raphael St Odessa, TX	3.0	2.0	1824	$3,500	$1.92	23d	1	1.38mi
5075 E 52nd St Odessa, TX	1.0–3.0	1.0–2.0	1113	$2,620	$2.35	15d	20	1.39mi
7309 Bellini St Odessa, TX	4.0	2.0	2005	$3,000	$1.50	45d	1	1.39mi

Listing history 21 events

1. 2026-06-21
   days on market $265,000 Active 85 DOM
2. 2026-06-19
   days on market $265,000 Active 83 DOM
3. 2026-06-18
   days on market $265,000 Active 82 DOM
4. 2026-06-17
   days on market $265,000 Active 81 DOM
5. 2026-06-16
   days on market $265,000 Active 80 DOM
6. 2026-06-15
   price $265,000 Active 79 DOM
7. 2026-06-15
   days on market $285,000 Active 79 DOM
8. 2026-06-14
   days on market $285,000 Active 77 DOM
9. 2026-06-13
   days on market $285,000 Active 76 DOM
10. 2026-06-10
    days on market $285,000 Active 74 DOM
11. 2026-06-09
    days on market $285,000 Active 73 DOM
12. 2026-06-08
    days on market $285,000 Active 72 DOM
13. 2026-06-07
    days on market $285,000 Active 71 DOM
14. 2026-06-03
    days on market $285,000 Active 66 DOM
15. 2026-06-01
    days on market $285,000 Active 65 DOM
16. 2026-05-31
    days on market $285,000 Active 64 DOM
17. 2026-05-30
    days on market $285,000 Active 63 DOM
18. 2026-03-28
    listed $285,000 Active 350-char remark

    Show marketing remark (350 chars)

    Updated townhome featuring a rare double-sided living room fireplace plus a cozy fireplace in the primary suite. Spacious primary bedroom with a large office and private deck offering beautiful sunset views. Updated tile throughout, huge closets, and an open, inviting layout perfect for comfortable living. Two car garage. Call us today to preview!!

19. 2003-06-30
    soldstatus 228-char remark

    Show marketing remark (228 chars)

    SUPER TOWNHOME W/ DOUBLE FP IN LIVING AND SUNROOM PLUS FP IN MASTER!LARGE OFFICE OFF MASTER W/ DECK OVERLOOKING GEORGEOUS SUNSET VIEWS!SUNROOM HAS PARQUET FLOORS. HUGE CLOSETS THROUGHOUT. NO GRASS! LOTS OF NEW-SEE SELLER'S DISC.

20. 2003-06-30
    soldstatus

    Show marketing remark (228 chars)

    SUPER TOWNHOME W/ DOUBLE FP IN LIVING AND SUNROOM PLUS FP IN MASTER!LARGE OFFICE OFF MASTER W/ DECK OVERLOOKING GEORGEOUS SUNSET VIEWS!SUNROOM HAS PARQUET FLOORS. HUGE CLOSETS THROUGHOUT. NO GRASS! LOTS OF NEW-SEE SELLER'S DISC.

21. 2003-04-28
    listed $89,900 228-char remark

    Show marketing remark (228 chars)

    SUPER TOWNHOME W/ DOUBLE FP IN LIVING AND SUNROOM PLUS FP IN MASTER!LARGE OFFICE OFF MASTER W/ DECK OVERLOOKING GEORGEOUS SUNSET VIEWS!SUNROOM HAS PARQUET FLOORS. HUGE CLOSETS THROUGHOUT. NO GRASS! LOTS OF NEW-SEE SELLER'S DISC.

ⓘ 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: $3,694 · $308/mo
• Projected year-2 tax: $4,850 · $404/mo
• Expected delta: +$1,156/yr (+$96/mo · 31.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 60% 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 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: $27,177
• − Mortgage interest: −$14,844
• − Property taxes: −$3,694
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$7,709
• Taxable loss: −$4,744
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $913/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): 39,927
• Household income: $75,272
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1477.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 38% Two or more races 22% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 45% Cuban 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -194.97%
• Current HPI: 229.6022
• Rent YoY: ▲ 1.36%
• 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

+217.0% since first listed

4 events — show timeline

• 2026-03-28 Listed $285,000 ODMLS
• 2003-06-30 Sold (Public Records) — Public Records
• 2003-06-30 Sold (MLS) — ODMLS
• 2003-04-28 Listed $89,900 ODMLS

Property tax history

+1.3%/yr

Latest (2025): $3,694 · +11.3% YoY. Source: county tax records.