608 Eidson Ave · Odessa, TX 79763

$134,000

4 bd · 4.0 ba · 1,012 sqft · Other public records · 265 Days on market

Built 1956 10,018 sqft lot ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

Key facts

• 0.23 acre lot
• Built 1956
• Listed 264 days

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath other listed at $134k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $118k (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, schools 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: 122 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• At $2,178/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 842% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $117,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.63% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.30%
• DSCR: 2.26
• GRM: 5.1

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,706
• Equity at exit: $19,980

10-year hold

• IRR: 14.8%
• Equity multiple: 2.21×
• Total profit: $45,258
• Equity at exit: $11,586

Cash invested: $37,520 (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 79763

• Active inventory: 122
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,178 high
• Mortgage (P&I): −$703
• Tax from tax record: −$78 /mo · $931/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $458

Break-even live

Break-even rent $1,598

Max offer price $134,000

Occupancy floor 74%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2404 W 9th St Odessa, TX	4.0	2.0	744	$1,600	$2.15	21d	1	0.36mi
2439 W 15th St Odessa, TX	3.0	2.0	1175	$1,500	$1.28	13d	1	0.79mi
200 Santa Rita Dr Odessa, TX	3.0	2.0	1438	$2,400	$1.67	43d	1	0.94mi
2 Star Cir Odessa, TX	3.0	2.0	1377	$2,200	$1.60	13d	1	1.02mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,200	$1.81	43d	1	1.34mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,100	$1.72	21d	1	1.34mi

Listing history 22 events

1. 2026-06-19
   days on market $134,000 Active 265 DOM
2. 2026-06-18
   days on market $134,000 Active 264 DOM
3. 2026-06-17
   days on market $134,000 Active 263 DOM
4. 2026-06-16
   days on market $134,000 Active 262 DOM
5. 2026-06-15
   days on market $134,000 Active 261 DOM
6. 2026-06-14
   days on market $134,000 Active 259 DOM
7. 2026-06-13
   days on market $134,000 Active 258 DOM
8. 2026-06-10
   days on market $134,000 Active 256 DOM
9. 2026-06-09
   days on market $134,000 Active 255 DOM
10. 2026-06-08
    days on market $134,000 Active 254 DOM
11. 2026-06-07
    pricedays on market $134,000 Active 253 DOM
12. 2026-06-03
    days on market $134,500 Active 248 DOM
13. 2026-06-01
    days on market $134,500 Active 247 DOM
14. 2026-05-31
    days on market $134,500 Active 246 DOM
15. 2026-05-30
    days on market $134,500 Active 245 DOM
16. 2026-02-20
    price $134,500 106-char remark

    Show marketing remark (106 chars)

    Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

17. 2025-12-27
    price $134,900 106-char remark

    Show marketing remark (106 chars)

    Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

18. 2025-10-14
    price $140,000 106-char remark

    Show marketing remark (106 chars)

    Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

19. 2025-10-10
    status Active 106-char remark

    Show marketing remark (106 chars)

    Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

20. 2025-09-17
    historical 106-char remark

    Show marketing remark (106 chars)

    Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

21. 2025-09-04
    listed $149,000 Active 106-char remark

    Show marketing remark (106 chars)

    Duplex property consist of 2 one bedroom, one bath apartments. Income generating potential! A must see!!!

22. 2002-05-10
    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: $931 · $78/mo
• Projected year-2 tax: $2,452 · $204/mo
• Expected delta: +$1,521/yr (+$127/mo · 163.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $26,139
• − Mortgage interest: −$7,506
• − Property taxes: −$931
• − Insurance: −$5,788
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − Depreciation: −$3,898
• Taxable income: $3,833
• Est. tax owed @ 24.0%: −$920
• After-tax cash flow: $4,578/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): 35,174
• Household income: $56,877
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 842.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 24% White 19% Black 2%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▼ -213.81%
• Current HPI: 254.9773
• Rent YoY: —
• 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

-9.7% since first listed

7 events — show timeline

• 2026-02-20 Price Changed $134,500 ODMLS
• 2025-12-27 Price Changed $134,900 ODMLS
• 2025-10-14 Price Changed $140,000 ODMLS
• 2025-10-10 Relisted — ODMLS
• 2025-09-17 Delisted — ODMLS
• 2025-09-04 Listed $149,000 ODMLS
• 2002-05-10 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $931 · +4.4% YoY. Source: county tax records.