4750 Andrews Hwy #13 · Odessa, TX 79762

$62,673

3 bd · 2.0 ba · 902 sqft · Manufactured · 644 Days on market

Built 2024 Poor condition

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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 +2.8/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter Home! 3 bed, 2 bath single wide. LESS THAN RENT! Delivered within 50 miles, std-set, and air conditioner.

Key facts

• Single wide home
• Air conditioner
• Built 2024

Tags

• SINGLE WIDE HOME
• AIR CONDITIONER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $63k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $63k).
• Recommended offer: $55k (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: Rents rising (+1.4%/yr); 263 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $434 of loan paydown is wiped out by about $2k 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 + 1.4% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 644 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 644 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 2.71% ✓
• Cap rate: 23.73%
• Cash-on-cash: 62.29%
• DSCR: 3.77
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 59.4%
• Equity multiple: 3.57×
• Total profit: $45,126
• Equity at exit: $9,345

10-year hold

• IRR: 63.5%
• Equity multiple: 6.88×
• Total profit: $103,140
• Equity at exit: $5,419

Cash invested: $17,548 (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: 263
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,701 high
• Mortgage (P&I): −$329
• Tax est. 1.5%: −$78 /mo · $940/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $911

Break-even live

Break-even rent $548

Max offer price $62,673

Occupancy floor 41%

Sensitivity live

Price	-10% $954	-5% $933	+0% $911	+5% $889	+10% $868
Rent	-10% $777	-5% $844	+0% $911	+5% $978	+10% $1,045
Rate	-1.0pp $943	-0.5pp $927	base $911	+0.5pp $895	+1.0pp $878

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: $15,668
• Closing costs: $1,880
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4312 N Dixie Blvd Unit 72C Odessa, TX	2.0	2.0	980	$1,450	$1.48	44d	1	0.65mi
3727 Andrews Hwy Odessa, TX	1.0–2.0	1.0–2.0	800	$1,350	$1.69	13d	18	0.74mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	44d	1	0.90mi
3800 N Golder Ave Odessa, TX	3.0	2.0	1050	$1,600	$1.52	21d	1	0.91mi
1613 E 52nd St Odessa, TX	3.0	2.0	1122	$2,200	$1.96	13d	1	1.27mi
1804 Cord St Odessa, TX	3.0	1.0	960	$1,700	$1.77	44d	1	1.42mi

Listing history 19 events

1. 2026-06-19
   days on market $62,673 Active 644 DOM
2. 2026-06-18
   days on market $62,673 Active 643 DOM
3. 2026-06-17
   days on market $62,673 Active 642 DOM
4. 2026-06-16
   days on market $62,673 Active 641 DOM
5. 2026-06-15
   days on market $62,673 Active 640 DOM
6. 2026-06-14
   days on market $62,673 Active 638 DOM
7. 2026-06-13
   days on market $62,673 Active 637 DOM
8. 2026-06-10
   days on market $62,673 Active 635 DOM
9. 2026-06-09
   days on market $62,673 Active 634 DOM
10. 2026-06-08
    days on market $62,673 Active 633 DOM
11. 2026-06-07
    days on market $62,673 Active 632 DOM
12. 2026-06-03
    days on market $62,673 Active 627 DOM
13. 2026-06-01
    days on market $62,673 Active 626 DOM
14. 2026-05-31
    days on market $62,673 Active 625 DOM
15. 2026-05-30
    days on market $62,673 Active 624 DOM
16. 2024-11-14
    status Active 119-char remark

    Show marketing remark (119 chars)

    Great Starter Home! 3 bed, 2 bath single wide. LESS THAN RENT! Delivered within 50 miles, std-set, and air conditioner.

17. 2024-11-14
    price $62,673 119-char remark

    Show marketing remark (119 chars)

    Great Starter Home! 3 bed, 2 bath single wide. LESS THAN RENT! Delivered within 50 miles, std-set, and air conditioner.

18. 2024-07-30
    historical 119-char remark

    Show marketing remark (119 chars)

    Great Starter Home! 3 bed, 2 bath single wide. LESS THAN RENT! Delivered within 50 miles, std-set, and air conditioner.

19. 2024-05-29
    listed $59,900 Active 119-char remark

    Show marketing remark (119 chars)

    Great Starter Home! 3 bed, 2 bath single wide. LESS THAN RENT! Delivered within 50 miles, std-set, and air conditioner.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 18 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: $20,416
• − Mortgage interest: −$3,511
• − Property taxes: −$940
• − Insurance: −$313
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$1,823
• Taxable income: $10,562
• Est. tax owed @ 24.0%: −$2,535
• After-tax cash flow: $8,396/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and maintenance to improve its condition and value. Significant exterior damage and overgrown vegetation are major issues that need addressing.

Repairs flagged

• Major exterior siding — Significant damage and wear
• Major roof — No visible damage, but siding condition suggests underlying issues
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but siding condition suggests underlying issues
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and home value
• Both replace HVAC/mechanicals — Enhances comfort and energy efficiency
• Both landscaping — Enhances curb appeal and home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant damage and wear	Major	$15,000–50,000
roof · No visible damage, but siding condition suggests underlying issues	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but siding condition suggests underlying issues	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and paint exterior — Improves curb appeal and home value ↑
• Both replace HVAC/mechanicals — Enhances comfort and energy efficiency ↑
• Both landscaping — Enhances curb appeal and home value ↑

ⓘ 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): 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

+4.6% since first listed

4 events — show timeline

• 2024-11-14 Price Changed $62,673 Zillow
• 2024-11-14 Relisted — Zillow
• 2024-07-30 Delisted — Zillow
• 2024-05-29 Listed $59,900 Zillow