3902 Firenze St · Odessa, TX 79765

$325,000

4 bd · 2.0 ba · 1,580 sqft · SingleFamily public records · 8 Days on market

Built 2014 6,534 sqft lot

---

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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

STRIKING, NEWLY PAINTED 2014-BUILT 3/4 BEDROOM, 2 BATH HOME WITH DOUBLE GARAGE IN PRESTIGIOUS LEGADO ESTATES! SO CONVENIENT; LOCATED NEAR SHOPPING, ENTERTAINMENT AND DINING! LOW MAINTENANCE SYNTHETIC TURF IN BACKYARD, XERISCAPED ROCK FRONT YARD. OPEN FLOOR PLAN. STUDY COULD BE 4TH BEDROOM. . NEARLY NEW FRIDGE TO PASS WITH SALE!! DON'T MISS THIS GREAT OPPORTUNITY! * * * OPEN HOUSE SAT 12-1:30 * * *

Key facts

• Open floor plan
• Double garage
• 6,534 sq ft lot

Tags

• DOUBLE GARAGE
• LOW MAINTENANCE SYNTHETIC TURF
• XERISCAPED ROCK FRONT YARD
• OPEN FLOOR PLAN

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built with solar generation
• Exterior features: Covered patio/porch; Landscaped lot; Paved road access; Solar panels

Interior

• Kitchen: Microwave; Dishwasher; Disposal
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric cooling
• Interior features: Pantry; High ceilings; Breakfast bar; Blinds; Gas log fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $13 ($156/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (17.9% below list).
• Recommended offer: $267k (17.9% 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); Nimitz Middle (math 29% / reading 36%, grade F, #947 of 1,662 statewide, top 58%, 1,303 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 56% FRL track the district average.
• Market conditions: Rents flat; 431 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 30% of the median local income ($105k/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 $10k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $266,769 (17.9% 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. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.2

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: -18.7%
• Equity multiple: 0.36×
• Total profit: $-58,333
• Equity at exit: $48,459

10-year hold

• IRR: -16.6%
• Equity multiple: 0.17×
• Total profit: $-75,116
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,668 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$255 /mo · $3,056/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $13

Break-even live

Break-even rent $2,651

Max offer price $325,000

Occupancy floor 95%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7230 Barksdale Ln Odessa, TX	3.0	2.0	1283	$2,100	$1.64	21d	1	0.62mi
7214 Barksdale Ln Odessa, TX	3.0	2.0	1295	$2,000	$1.54	43d	1	0.65mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	43d	1	0.77mi
7309 Raphael St Odessa, TX	3.0	2.0	1824	$3,500	$1.92	21d	1	0.79mi
7206 Raphael St Odessa, TX	3.0	2.0	1743	$2,800	$1.61	43d	1	0.89mi
7309 Bellini St Odessa, TX	4.0	2.0	2005	$3,000	$1.50	43d	1	0.90mi
7204 Donatello St Odessa, TX	3.0	2.0	1748	$2,400	$1.37	43d	1	0.94mi
3001 Pointer Ln Unit 12D Odessa, TX	3.0	2.5	1704	$2,800	$1.64	21d	1	1.11mi
3001 Pointer Ln Unit 5B Odessa, TX	3.0	2.5	1817	$2,450	$1.35	43d	1	1.16mi
1207 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	43d	1	1.23mi
1205 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,100	$1.21	43d	1	1.23mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,970	$1.61	13d	4	1.29mi
907 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	43d	1	1.30mi
3611 El Cajon Ave Odessa, TX	4.0	2.0	2038	$3,800	$1.86	43d	1	1.38mi
503 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,200	$1.27	13d	1	1.44mi
6210 Appaloosa Ln Odessa, TX	3.0	2.0	1550	$2,350	$1.52	43d	1	1.45mi

Listing history 8 events

1. 2026-06-19
   days on market $325,000 Active 8 DOM
2. 2026-06-18
   days on market $325,000 Active 7 DOM
3. 2026-06-17
   days on market $325,000 Active 6 DOM
4. 2026-06-16
   days on market $325,000 Active 5 DOM
5. 2026-06-15
   days on market $325,000 Active 4 DOM
6. 2026-06-14
   days on market $325,000 Active 2 DOM
7. 2026-06-13
   remarks 411-char remark
8. 2026-06-13
   listed $325,000 Active 1 DOM

ⓘ 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: $3,056 · $255/mo
• Projected year-2 tax: $5,948 · $496/mo
• Expected delta: +$2,891/yr (+$241/mo · 94.6%)

ⓘ 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 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: $32,012
• − Mortgage interest: −$18,205
• − Property taxes: −$3,056
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,561
• − Management: −$2,561
• − Depreciation: −$9,455
• Taxable loss: −$5,451
• Est. tax savings @ 24.0%: +$1,308
• After-tax cash flow: $1,464/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

+25.0% since first listed

8 events — show timeline

• 2026-06-12 Listed $325,000 ODMLS
• 2026-06-11 Listed $325,000 PBBOR
• 2022-08-10 Delisted — ODMLS
• 2022-08-08 Sold (Public Records) — Public Records
• 2022-08-04 Sold (MLS) — ODMLS
• 2022-07-12 Pending — ODMLS
• 2022-07-03 Delisted — ODMLS
• 2022-06-29 Listed $260,000 ODMLS

Property tax history

+24.2%/yr

Latest (2025): $3,056 · -27.3% YoY. Source: county tax records.