1209 Augusta Ave · Odessa, TX 79765

$246,380

3 bd · 2.0 ba · 1,550 sqft · SingleFamily · 12 Days on market

Built 2026

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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 +18.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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

The 1,550 square-foot Dorris floor plan offers an easy, approachable layout with features that fit your everyday routine. Brick exterior with covered entryLuxury vinyl plank flooring in main areasOpen-concept kitchen, living, and dining areaGranite or quartz countertops throughoutSpacious kitchen peninsula with bar seatingStainless steel appliancesEnclosed pantryPrivate primary suite with large walk-in closetCovered back patio

Key facts

• Brick exterior
• Open-concept kitchen
• 2 parking spots

Tags

• BRICK EXTERIOR
• COVERED FRONT ENTRYWAY
• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT KITCHEN
• GRANITE OR QUARTZ COUNTERTOPS
• SPACIOUS KITCHEN PENINSULA

Property features AI

Finance

• Other: Living area approximately 1550; Address: 1209 Augusta Ave, Odessa TX 79765; Listing status: Active; List price: 246380

Exterior

• Parking: 2 parking spaces
• Utilities: Has heating; Has cooling
• Home design: Spec new construction (Plan: Dorris)

Interior

• Kitchen: Dishwasher; Disposal; Microwave
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s)
• Interior features: Dishwasher; Disposal; Microwave; Central air; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/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 $246k (0.3% below list).
• Recommended offer: $246k (0.3% 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, 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 flat; 431 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $245,752 (0.3% 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: 1.00% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.15%
• DSCR: 1.18
• GRM: 8.4

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: -12.6%
• Equity multiple: 0.56×
• Total profit: $-30,617
• Equity at exit: $36,736

10-year hold

• IRR: -7.8%
• Equity multiple: 0.56×
• Total profit: $-30,120
• Equity at exit: $21,302

Cash invested: $68,986 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,458 high
• Mortgage (P&I): −$1,292
• Tax est. 1.5%: −$308 /mo · $3,696/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $239

Break-even live

Break-even rent $2,155

Max offer price $246,380

Occupancy floor 85%

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: $61,595
• Closing costs: $7,391
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	13d	1	0.49mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	13d	1	0.50mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	43d	1	0.52mi
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	43d	1	0.55mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	20d	1	0.55mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	43d	1	0.58mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	43d	1	0.59mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	43d	1	0.60mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	43d	1	0.62mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	13d	1	0.63mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	43d	1	0.63mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	13d	1	0.64mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	13d	1	0.69mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	43d	1	0.70mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	13d	1	0.78mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	43d	1	0.78mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	13d	1	0.82mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	43d	1	0.87mi
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	20d	1	0.92mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	43d	1	0.99mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	43d	1	1.00mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	43d	1	1.03mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	43d	1	1.06mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	13d	1	1.15mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	13d	1	1.18mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	43d	1	1.29mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	20d	1	1.30mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	43d	1	1.33mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	13d	1	1.36mi
1327 Masquerade Blvd Odessa, TX	3.0	2.0	1377	$2,700	$1.96	44d	1	1.39mi
1508 E 89th St Odessa, TX	4.0	2.0	2056	$2,700	$1.31	20d	1	1.42mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	43d	1	1.46mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	20d	1	1.48mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	20d	1	1.48mi

Listing history 4 events

1. 2026-06-03
   days on market $246,380 Active 12 DOM
2. 2026-06-01
   days on market $246,380 Active 11 DOM
3. 2026-05-31
   remarks 430-char remark
4. 2026-05-31
   listed $246,380 Active 10 DOM

ⓘ 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 6/10 Major FEMA zone X (shaded) · 73% 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: $29,490
• − Mortgage interest: −$13,801
• − Property taxes: −$3,696
• − Insurance: −$1,232
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$7,167
• Taxable loss: −$1,124
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $3,135/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