900 N Dotsy Ave · Odessa, TX 79763

$145,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 106 Days on market

Built 1947 0.26 ac lot $132/sqft · 35% above area Est $107k · 35% over

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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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +7.1/10.0
• 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

Two homes on one lot. Front home is 2 bedrooms/1bathroom. Back house is a one bedroom/one bathroom. Both homes are on the same meters and landlord pays all utilities. Front house is currently leased at 1400 and back house is leased at 900 per month. Per seller-gas, water, and sewer lines all recently updated. Recent paint inside and outside on front home

Key facts

• Two homes on one lot
• 0.26 acre lot
• Garage

Tags

• TWO HOMES ON ONE 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 $309 ($4k/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, 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 37% of the median local income ($57k/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 $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 106 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/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 106 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 8.85%
• Cash-on-cash: 9.12%
• DSCR: 1.41
• GRM: 6.9

CMA / ARV

• ARV (median comp): $107,313
• List price: $145,000
• Delta: 35.12%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1100 N Washington Ave	0.26mi	2/3.0	1,233 (+12%)	19mo	$165,000	$134	44

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,763
• Equity at exit: $21,620

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $22,336
• 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 79763

• Active inventory: 122
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$760
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $309

Break-even live

Break-even rent $1,365

Max offer price $145,000

Occupancy floor 77%

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,200	$1.81	43d	1	0.52mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,100	$1.72	20d	1	0.52mi
715 N Kelly Ave Odessa, TX	2.0	1.0	1170	$2,000	$1.71	20d	1	0.54mi
1604 N Sam Houston Ave Odessa, TX	2.0	1.0	1142	$2,000	$1.75	43d	1	0.64mi
200 Santa Rita Dr Odessa, TX	3.0	2.0	1438	$2,400	$1.67	43d	1	0.68mi
1315 N Jackson Ave Odessa, TX	3.0	2.0	1216	$1,500	$1.23	13d	1	0.71mi
1501 N Texas Ave Unit A Odessa, TX	2.0	1.0	925	$1,450	$1.57	13d	1	0.72mi
401 Lasseter Ave Odessa, TX	1.0	1.0	900	$950	$1.06	20d	1	0.75mi
1101 W 19th St Unit 1 Odessa, TX	1.0	1.0	700	$1,000	$1.43	43d	1	0.86mi
1015 Milburn Ave Unit A2CBUILDING A Odessa, TX	3.0	1.0	895	$1,450	$1.62	20d	1	0.99mi
1015 Milburn Ave Unit A1DBuilding A Odessa, TX	3.0	1.0	895	$1,500	$1.68	13d	1	0.99mi
1220 Adams Ave Unit 3 Odessa, TX	3.0	1.0	895	$1,450	$1.62	43d	1	1.00mi
1215 Milburn Ave Unit J1TBUILDING J Odessa, TX	3.0	1.0	895	$1,500	$1.68	43d	1	1.01mi
1215 Milburn Ave Unit J2VBUILDING J Odessa, TX	3.0	1.0	895	$1,450	$1.62	43d	1	1.02mi
1219 Milburn Ave Unit K2YBUILDING K Odessa, TX	3.0	1.0	895	$1,500	$1.68	43d	1	1.02mi
1318 Harless Ave Odessa, TX	2.0	1.5	1200	$1,600	$1.33	20d	1	1.28mi
1322 Harless Ave Unit 1 Odessa, TX	2.0	1.5	1200	$1,700	$1.42	43d	1	1.29mi
2439 W 15th St Odessa, TX	3.0	2.0	1175	$1,500	$1.28	13d	1	1.31mi
2 Star Cir Odessa, TX	3.0	2.0	1377	$2,200	$1.60	13d	1	1.49mi

Listing history 15 events

1. 2026-06-10
   days on market $145,000 Active 106 DOM
2. 2026-06-09
   days on market $145,000 Active 105 DOM
3. 2026-06-08
   days on market $145,000 Active 104 DOM
4. 2026-06-07
   pricedays on market $145,000 Active 103 DOM
5. 2026-06-03
   days on market $155,000 Active 98 DOM
6. 2026-06-01
   days on market $155,000 Active 97 DOM
7. 2026-05-31
   days on market $155,000 Active 96 DOM
8. 2026-05-30
   days on market $155,000 Active 95 DOM
9. 2026-02-24
   listed $155,000 Active 356-char remark

   Show marketing remark (356 chars)

   Two homes on one lot. Front home is 2 bedrooms/1bathroom. Back house is a one bedroom/one bathroom. Both homes are on the same meters and landlord pays all utilities. Front house is currently leased at 1400 and back house is leased at 900 per month. Per seller-gas, water, and sewer lines all recently updated. Recent paint inside and outside on front home

10. 2026-02-20
    historical $1,425
11. 2026-02-18
    listed $1,425
12. 2015-12-02
    soldstatus
13. 2015-11-30
    soldstatus 388-char remark

    Show marketing remark (388 chars)

    TWO HOME ON A LOT. FRONT HOUSE IS A 2 BEDROOM-1 BATH AND HAS NEW CARPET IN BEDROOMS AND LIVING ROOM. AND RECENT LINOLEUM IN KITCHEN AND BATHROOM HAS REFRIGERATED AIR AND CENTROL HEAT. NEW FRONT DOOR AND FRESH PAINT. SHOWS WELL. BACK HOUSE IS A 1BEDROOM AND 1 BATH AND LIVING ROOM SMALL KITCHEN WITH REFRIGERATOR AND STOVE AND RENT FOR $ 750 PER MONTHS AND LANDLORD PAYS FOR ALL UTILITIES.

14. 2015-09-25
    listed $110,000 388-char remark

    Show marketing remark (388 chars)

    TWO HOME ON A LOT. FRONT HOUSE IS A 2 BEDROOM-1 BATH AND HAS NEW CARPET IN BEDROOMS AND LIVING ROOM. AND RECENT LINOLEUM IN KITCHEN AND BATHROOM HAS REFRIGERATED AIR AND CENTROL HEAT. NEW FRONT DOOR AND FRESH PAINT. SHOWS WELL. BACK HOUSE IS A 1BEDROOM AND 1 BATH AND LIVING ROOM SMALL KITCHEN WITH REFRIGERATOR AND STOVE AND RENT FOR $ 750 PER MONTHS AND LANDLORD PAYS FOR ALL UTILITIES.

15. 1991-08-01
    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: $3,093 · $258/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 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: $21,071
• − Mortgage interest: −$8,122
• − Property taxes: −$3,093
• − Insurance: −$725
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$4,218
• Taxable income: $1,542
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,334/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

+40.9% since first listed

7 events — show timeline

• 2026-02-24 Listed $155,000 ODMLS
• 2026-02-20 Rental Removed $1,425 ODMLS
• 2026-02-18 Listed for Rent $1,425 ODMLS
• 2015-12-02 Sold (Public Records) — Public Records
• 2015-11-30 Sold (MLS) — ODMLS
• 2015-09-25 Listed $110,000 ODMLS
• 1991-08-01 Sold (Public Records) — Public Records

Property tax history

+7.4%/yr

Latest (2025): $3,093 · +15.5% YoY. Source: county tax records.