105 Carolyn Dr · Odessa, TX 79764

$145,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 92 Days on market

Built 1948 6,795 sqft lot $153/sqft · 48% above area Est $98k · 48% over ↓ 3% since listing

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-producing investment opportunity! This updated 2 bedroom, 1 bathroom home offers modern finishes including updated flooring, fresh paint, and a bright kitchen with ample cabinetry and counter space. The property is currently generating income and also includes an RV space beside the home that is rented, creating an additional revenue stream. Situated on a spacious lot with carport parking and easy access to nearby roads, this property is a great option for investors.

Key facts

• Bright kitchen
• Fresh paint
• Ample cabinetry

Tags

• UPDATED FLOORING
• FRESH PAINT
• BRIGHT KITCHEN
• AMPLE CABINETRY
• RV SPACE
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% 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.
• 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: Burleson El (math 17% / reading 16%, grade F, #3,946 of 4,322 statewide, top 92%, 413 students, 89% FRL); Bowie Middle (math 11% / reading 21%, grade F, #1,543 of 1,662 statewide, top 94%, 914 students, 74% FRL); Odessa H S (math 18% / reading 22%, grade F, #1,397 of 1,632 statewide, top 87%, 3,874 students, 68% FRL) — zoned schools average 77% FRL vs 56% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k 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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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. 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: 1.04% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $97,697
• List price: $145,000
• Delta: 48.42%
• Verdict: OVERPRICED
• Comps: 8 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2519 Adams Ave	0.73mi	3/1.0 (+1)	1,026 (+8%)	20mo	$175,000	$171	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-12,889
• Equity at exit: $21,620

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,544
• Equity at exit: $12,537

Cash invested: $40,600 (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 79764

• Home prices YoY: -28.0%
• Active inventory: 110
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,512 high
• Mortgage (P&I): −$760
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$60
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $166

Break-even live

Break-even rent $1,302

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $248	-5% $207	+0% $166	+5% $125	+10% $84
Rent	-10% $46	-5% $106	+0% $166	+5% $226	+10% $285
Rate	-1.0pp $239	-0.5pp $203	base $166	+0.5pp $128	+1.0pp $90

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3727 Andrews Hwy Odessa, TX	1.0–2.0	1.0–2.0	800	$1,350	$1.69	15d	18	0.25mi
3800 N Golder Ave Odessa, TX	3.0	2.0	1050	$1,600	$1.52	23d	1	0.28mi
4312 N Dixie Blvd Unit 72C Odessa, TX	2.0	2.0	980	$1,450	$1.48	45d	1	0.88mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	45d	1	0.94mi
1909 N Hancock Ave Odessa, TX	2.0	1.0	672	$1,600	$2.38	45d	1	1.04mi
803 E 18th St Odessa, TX	1.0	1.0	675	$1,200	$1.78	15d	1	1.16mi
1409 E 23rd St Odessa, TX	2.0	1.0	1032	$2,400	$2.33	45d	1	1.26mi
1501 N Texas Ave Unit A Odessa, TX	2.0	1.0	925	$1,450	$1.57	15d	1	1.35mi
1101 W 19th St Unit 1 Odessa, TX	1.0	1.0	700	$1,000	$1.43	45d	1	1.44mi

Listing history 23 events

1. 2026-06-21
   days on market $145,000 Active 92 DOM
2. 2026-06-19
   days on market $145,000 Active 90 DOM
3. 2026-06-18
   days on market $145,000 Active 89 DOM
4. 2026-06-17
   days on market $145,000 Active 88 DOM
5. 2026-06-16
   days on market $145,000 Active 87 DOM
6. 2026-06-15
   days on market $145,000 Active 86 DOM
7. 2026-06-14
   days on market $145,000 Active 84 DOM
8. 2026-06-13
   days on market $145,000 Active 83 DOM
9. 2026-06-10
   days on market $145,000 Active 81 DOM
10. 2026-06-09
    days on market $145,000 Active 80 DOM
11. 2026-06-08
    days on market $145,000 Active 79 DOM
12. 2026-06-07
    days on market $145,000 Active 78 DOM
13. 2026-06-03
    days on market $145,000 Active 73 DOM
14. 2026-06-01
    days on market $145,000 Active 72 DOM
15. 2026-05-31
    days on market $145,000 Active 71 DOM
16. 2026-05-30
    days on market $145,000 Active 70 DOM
17. 2026-05-18
    price $145,000 478-char remark

    Show marketing remark (478 chars)

    Income-producing investment opportunity! This updated 2 bedroom, 1 bathroom home offers modern finishes including updated flooring, fresh paint, and a bright kitchen with ample cabinetry and counter space. The property is currently generating income and also includes an RV space beside the home that is rented, creating an additional revenue stream. Situated on a spacious lot with carport parking and easy access to nearby roads, this property is a great option for investors.

18. 2026-03-21
    listed $150,000 Active 478-char remark

    Show marketing remark (478 chars)

    Income-producing investment opportunity! This updated 2 bedroom, 1 bathroom home offers modern finishes including updated flooring, fresh paint, and a bright kitchen with ample cabinetry and counter space. The property is currently generating income and also includes an RV space beside the home that is rented, creating an additional revenue stream. Situated on a spacious lot with carport parking and easy access to nearby roads, this property is a great option for investors.

19. 2025-10-04
    price $129,900
20. 2025-08-19
    price $139,900
21. 2025-08-14
    price $149,900
22. 2024-12-27
    soldstatus
23. 2011-07-25
    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: $995 · $83/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: +$1,659/yr (+$138/mo · 166.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 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: $18,150
• − Mortgage interest: −$8,122
• − Property taxes: −$995
• − Insurance: −$2,228
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,218
• Taxable loss: −$317
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $2,067/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
• City population: 131,169
• Population (ZIP): 26,805

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 37% Two or more races 17% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 54% English-only · Spanish 45% Vietnamese 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: ▼ -92.67%
• Current HPI: 238.7065
• Rent YoY: —
• Metro: —
• 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

-3.3% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $145,000 ODMLS
• 2026-03-21 Listed $150,000 ODMLS
• 2025-10-04 Price Changed $129,900 ODMLS
• 2025-08-19 Price Changed $139,900 ODMLS
• 2025-08-14 Price Changed $149,900 ODMLS
• 2024-12-27 Sold (Public Records) — Public Records
• 2011-07-25 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $995 · +907.5% YoY. Source: county tax records.