12908 W Treva Dr · West Odessa, TX 79764

$49,900

2 bd · 1.0 ba · 1,064 sqft · Manufactured public records · 57 Days on market

Built 1980 0.40 ac lot ↓ 9% since listing

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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 +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity on this home! Call today before its gone!

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1980

Property features AI

Finance

• Other: Property sits on approximately 0.399 acre

Exterior

• Parking: Detached garage; 2 covered parking spaces; 2 total garage spaces; Circular driveway; Open parking available
• Utilities: Well water; Septic tank sewer; Propane utilities
• Home design: Residential single-family home; Single wide mobile-home body type
• Construction: Aluminum siding; Metal roof; Other foundation
• Exterior features: Covered patio; Landscaped lot; Paved road access; Solar energy

Interior

• Kitchen: No appliances listed
• Flooring: Hardwood flooring; Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit cooling; No heating system listed
• Interior features: Water heater included; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,026 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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.
• Zoned schools: Murry Fly El (math 28% / reading 23%, grade F, #2,982 of 4,322 statewide, top 70%, 998 students, 81% FRL); Crockett Middle (math 21% / reading 19%, grade F, #1,428 of 1,662 statewide, top 87%, 1,036 students, 66% 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 72% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 107 active listings in the ZIP; 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 $345 of loan paydown is wiped out by about $1k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 3.34% ✓
• Cap rate: 30.51%
• Cash-on-cash: 86.48%
• DSCR: 4.85
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 87.0%
• Equity multiple: 5.01×
• Total profit: $56,046
• Equity at exit: $7,440

10-year hold

• IRR: 90.1%
• Equity multiple: 10.40×
• Total profit: $131,396
• Equity at exit: $4,314

Cash invested: $13,972 (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: 107
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $1,007

Break-even live

Break-even rent $394

Max offer price $49,900

Occupancy floor 35%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 57 DOM
2. 2026-06-18
   days on market $49,900 Active 56 DOM
3. 2026-06-17
   days on market $49,900 Active 55 DOM
4. 2026-06-16
   days on market $49,900 Active 54 DOM
5. 2026-06-15
   days on market $49,900 Active 53 DOM
6. 2026-06-14
   days on market $49,900 Active 51 DOM
7. 2026-06-13
   days on market $49,900 Active 50 DOM
8. 2026-06-10
   days on market $49,900 Active 48 DOM
9. 2026-06-09
   days on market $49,900 Active 47 DOM
10. 2026-06-08
    days on market $49,900 Active 46 DOM
11. 2026-06-07
    days on market $49,900 Active 45 DOM
12. 2026-06-03
    days on market $49,900 Active 40 DOM
13. 2026-06-01
    days on market $49,900 Active 39 DOM
14. 2026-05-31
    days on market $49,900 Active 38 DOM
15. 2026-05-30
    days on market $49,900 Active 37 DOM
16. 2026-04-24
    listed $55,000 Active 70-char remark
17. 1997-11-01
    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: $342 · $28/mo
• Projected year-2 tax: $913 · $76/mo
• Expected delta: +$571/yr (+$48/mo · 167.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $20,017
• − Mortgage interest: −$2,795
• − Property taxes: −$342
• − Insurance: −$250
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$1,452
• Taxable income: $11,977
• Est. tax owed @ 24.0%: −$2,874
• After-tax cash flow: $9,208/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 — West Odessa

• Score: 61/100
• State rank: #1026
• US rank: #18223

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B- Housing A+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Odessa, TX
• City population: 61,683
• 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

-9.3% since first listed

3 events — show timeline

• 2026-05-24 Price Changed $49,900 ODMLS
• 2026-04-24 Listed $55,000 ODMLS
• 1997-11-01 Sold (Public Records) — Public Records

Property tax history

-6.2%/yr

Latest (2025): $342 · +34.3% YoY. Source: county tax records.