311 E 98th St · Odessa, TX 79765

$240,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 30 Days on market

Built 2012 5,357 sqft lot

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great 3 bedroom, 2 bath property offering comfort, functionality, and space. The layout features a sequestered primary suite for added privacy, complete with his-and-her closets, and plenty of space to unwind. Entertain with ease in the formal dining room, perfect for holiday gatherings, while the spacious living area creates an open and inviting atmosphere into the kitchen. Step outside to a good-sized backyard featuring a covered patio great for those weekend BBQs!! All Appliances Stay!!!

Key facts

• Formal dining room
• Spacious living area
• Primary suite

Tags

• PRIMARY SUITE
• HIS-AND-HER CLOSETS
• FORMAL DINING ROOM
• SPACIOUS LIVING AREA
• GOOD-SIZED BACKYARD
• COVERED PATIO

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with garage door opener; Parking pad
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property
• Construction: Composition roof; Slab foundation
• Exterior features: Covered patio/porch; Paved road access; Solar panels

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Pantry; High ceilings; Breakfast bar; Blinds
• Laundry & utility: Washer hookup; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $240k).
• Recommended offer: $236k (1.5% 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.
• 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: Barbara Jordan El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 854 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 51% FRL track the district average.
• Market conditions: Rents flat; 431 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

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 $236,400 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 8.1

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-24,376
• Equity at exit: $35,785

10-year hold

• IRR: -4.6%
• Equity multiple: 0.73×
• Total profit: $-18,122
• 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 79765

• Home prices YoY: -28.7%
• Rents YoY: 0.5%
• Active inventory: 431
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,473 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $321

Break-even live

Break-even rent $2,066

Max offer price $240,000

Occupancy floor 82%

Sensitivity live

Price	-10% $457	-5% $389	+0% $321	+5% $253	+10% $186
Rent	-10% $126	-5% $224	+0% $321	+5% $419	+10% $517
Rate	-1.0pp $442	-0.5pp $382	base $321	+0.5pp $259	+1.0pp $196

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	14d	1	0.13mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	44d	1	0.18mi
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	44d	1	0.22mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	44d	1	0.23mi
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	21d	1	0.23mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	14d	1	0.28mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	14d	1	0.29mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	14d	1	0.29mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	44d	1	0.36mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	44d	1	0.42mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	44d	1	0.42mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	14d	1	0.47mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	44d	1	0.48mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	44d	1	0.50mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	44d	1	0.54mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	44d	1	0.61mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	14d	1	0.73mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	21d	1	0.83mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	14d	1	0.84mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	44d	1	0.86mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	44d	1	0.92mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	44d	1	0.94mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	14d	1	1.04mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	44d	1	1.05mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	44d	1	1.13mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	14d	1	1.16mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	14d	1	1.18mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	44d	1	1.27mi
8623 Holiday Dr Odessa, TX	3.0	2.0	1231	$1,800	$1.46	44d	1	1.27mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	21d	1	1.29mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	21d	1	1.30mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	14d	1	1.31mi
8633 Yale Ave Odessa, TX	3.0	2.0	1390	$2,500	$1.80	21d	1	1.37mi
8633 Yale Ave Odessa, TX	3.0	2.0	1371	$2,500	$1.82	14d	1	1.37mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	21d	1	1.37mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	44d	1	1.38mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	44d	1	1.38mi
493 Chitalpa Dr Odessa, TX	3.0	2.0	1254	$2,500	$1.99	44d	1	1.45mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	44d	1	1.45mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	44d	1	1.45mi

Listing history 16 events

1. 2026-06-19
   days on market $240,000 Active 30 DOM
2. 2026-06-18
   days on market $240,000 Active 29 DOM
3. 2026-06-17
   days on market $240,000 Active 28 DOM
4. 2026-06-16
   days on market $240,000 Active 27 DOM
5. 2026-06-15
   days on market $240,000 Active 26 DOM
6. 2026-06-14
   days on market $240,000 Active 24 DOM
7. 2026-06-13
   days on market $240,000 Active 23 DOM
8. 2026-06-10
   days on market $240,000 Active 21 DOM
9. 2026-06-09
   days on market $240,000 Active 20 DOM
10. 2026-06-08
    days on market $240,000 Active 19 DOM
11. 2026-06-07
    days on market $240,000 Active 18 DOM
12. 2026-06-03
    days on market $240,000 Active 13 DOM
13. 2026-06-01
    days on market $240,000 Active 12 DOM
14. 2026-05-31
    days on market $240,000 Active 11 DOM
15. 2026-05-30
    days on market $240,000 Active 10 DOM
16. 2026-05-20
    listed $240,000 Active

ⓘ 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: $3,285 · $274/mo
• Projected year-2 tax: $4,392 · $366/mo
• Expected delta: +$1,107/yr (+$92/mo · 33.7%)

ⓘ 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 7/10 Severe
• 🌡 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: $29,677
• − Mortgage interest: −$13,444
• − Property taxes: −$3,285
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,374
• − Management: −$2,374
• − Depreciation: −$6,982
• Taxable income: $18
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $3,852/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): 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

1 event — show timeline

• 2026-05-20 Listed $240,000 ODMLS

Property tax history

-1.3%/yr

Latest (2025): $3,285 · -19.5% YoY. Source: county tax records.