1215 Harris St · Odessa, TX 79763

$169,000

3 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 79 Days on market

Built 1950 7,492 sqft lot $97/sqft · at area comps Est $169k · at est. ↓ 12% since listing

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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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3 Bedroom/2 bath, with 2 living areas plus an extra bonus room for office or bigger dining area, etc. Nice big attached carport in front with a long porch. Pleasing curb appeal. Lots of big windows in front, updated windows in most other areas. long galley style kitchen with updated cabinets & lots of storage. Hardwood floors under carpet. Huge shady covered patio with a workshop and a storage building. Tall masonry fence.

Key facts

• Attached carport
• Updated windows
• Workshop

Tags

• ATTACHED CARPORT
• EXTRA BONUS ROOM
• UPDATED WINDOWS
• GALLEY STYLE KITCHEN
• HUGE SHADY COVERED PATIO
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $562 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $159k (6.0% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 44% 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 $5k 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 $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,860 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.22% ✓
• Cap rate: 10.28%
• Cash-on-cash: 14.25%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (median comp): $168,700
• List price: $169,000
• Delta: 0.18%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1816 W 25th St	0.62mi	3/2.0	1,657 (-5%)	21mo	$257,900	$156	45

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $8,383
• Equity at exit: $25,198

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $53,276
• Equity at exit: $14,612

Cash invested: $47,320 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,065 high
• Mortgage (P&I): −$886
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $562

Break-even live

Break-even rent $1,354

Max offer price $169,000

Occupancy floor 68%

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3107 Merrill Ave Odessa, TX	4.0	2.0	1212	$1,800	$1.49	44d	1	0.52mi
1800 W 23rd St Odessa, TX	3.0	2.5	1880	$2,650	$1.41	44d	1	0.64mi
3509 N Golder Ave Odessa, TX	3.0	2.0	1216	$1,700	$1.40	13d	1	0.73mi
314 Santa Rita Dr Odessa, TX	3.0	2.0	2072	$1,875	$0.90	21d	1	0.84mi
200 Santa Rita Dr Odessa, TX	3.0	2.0	1438	$2,400	$1.67	44d	1	0.85mi
237 Orchard Dr Odessa, TX	4.0	2.0	1768	$2,000	$1.13	13d	1	0.90mi
815 W 40th St Odessa, TX	3.0	2.0	1216	$1,800	$1.48	44d	1	0.93mi
3800 N Golder Ave Odessa, TX	3.0	2.0	1050	$1,600	$1.52	21d	1	1.00mi
1604 N Sam Houston Ave Odessa, TX	2.0	1.0	1142	$2,000	$1.75	44d	1	1.06mi
2 Star Cir Odessa, TX	3.0	2.0	1377	$2,200	$1.60	13d	1	1.11mi
2439 W 15th St Odessa, TX	3.0	2.0	1175	$1,500	$1.28	13d	1	1.18mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,200	$1.81	44d	1	1.26mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,100	$1.72	21d	1	1.26mi
1322 Harless Ave Unit 1 Odessa, TX	2.0	1.5	1200	$1,700	$1.42	44d	1	1.27mi
1318 Harless Ave Odessa, TX	2.0	1.5	1200	$1,600	$1.33	21d	1	1.27mi
1315 N Jackson Ave Odessa, TX	3.0	2.0	1216	$1,500	$1.23	13d	1	1.43mi

Listing history 21 events

1. 2026-06-19
   days on market $169,000 Active 79 DOM
2. 2026-06-18
   days on market $169,000 Active 78 DOM
3. 2026-06-17
   days on market $169,000 Active 77 DOM
4. 2026-06-16
   days on market $169,000 Active 76 DOM
5. 2026-06-15
   days on market $169,000 Active 75 DOM
6. 2026-06-14
   days on market $169,000 Active 73 DOM
7. 2026-06-13
   remarks 461-char remark
8. 2026-06-13
   pricedays on market $169,000 Active 72 DOM
9. 2026-06-10
   days on market $175,000 Active 70 DOM
10. 2026-06-09
    days on market $175,000 Active 69 DOM
11. 2026-06-08
    days on market $175,000 Active 68 DOM
12. 2026-06-07
    days on market $175,000 Active 67 DOM
13. 2026-06-03
    days on market $175,000 Active 62 DOM
14. 2026-06-01
    days on market $175,000 Active 61 DOM
15. 2026-05-31
    days on market $175,000 Active 60 DOM
16. 2026-05-30
    days on market $175,000 Active 59 DOM
17. 2026-05-05
    status Active 445-char remark

    Show marketing remark (445 chars)

    Affordable 3 Bedroom/2 bath, with 2 living areas plus an extra bonus room for office or bigger dining area, etc. Nice big attached carport in front with a long porch. Pleasing curb appeal. Lots of big windows in front, updated windows in most other areas. long galley style kitchen with updated cabinets & lots of storage. Hardwood floors under carpet. Huge shady covered patio with a workshop and a storage building. Tall masonry fence.

18. 2026-05-05
    price $175,000 445-char remark

    Show marketing remark (445 chars)

    Affordable 3 Bedroom/2 bath, with 2 living areas plus an extra bonus room for office or bigger dining area, etc. Nice big attached carport in front with a long porch. Pleasing curb appeal. Lots of big windows in front, updated windows in most other areas. long galley style kitchen with updated cabinets & lots of storage. Hardwood floors under carpet. Huge shady covered patio with a workshop and a storage building. Tall masonry fence.

19. 2026-04-16
    historical 445-char remark

    Show marketing remark (445 chars)

    Affordable 3 Bedroom/2 bath, with 2 living areas plus an extra bonus room for office or bigger dining area, etc. Nice big attached carport in front with a long porch. Pleasing curb appeal. Lots of big windows in front, updated windows in most other areas. long galley style kitchen with updated cabinets & lots of storage. Hardwood floors under carpet. Huge shady covered patio with a workshop and a storage building. Tall masonry fence.

20. 2026-04-06
    price $190,000 445-char remark

    Show marketing remark (445 chars)

    Affordable 3 Bedroom/2 bath, with 2 living areas plus an extra bonus room for office or bigger dining area, etc. Nice big attached carport in front with a long porch. Pleasing curb appeal. Lots of big windows in front, updated windows in most other areas. long galley style kitchen with updated cabinets & lots of storage. Hardwood floors under carpet. Huge shady covered patio with a workshop and a storage building. Tall masonry fence.

21. 2026-03-14
    listed $199,500 Active 445-char remark

    Show marketing remark (445 chars)

    Affordable 3 Bedroom/2 bath, with 2 living areas plus an extra bonus room for office or bigger dining area, etc. Nice big attached carport in front with a long porch. Pleasing curb appeal. Lots of big windows in front, updated windows in most other areas. long galley style kitchen with updated cabinets & lots of storage. Hardwood floors under carpet. Huge shady covered patio with a workshop and a storage building. Tall masonry fence.

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $3,093 · $258/mo
• Expected delta: +$1,739/yr (+$145/mo · 128.5%)

ⓘ 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 6 d/yr ≥101°F today · 19 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: $24,782
• − Mortgage interest: −$9,467
• − Property taxes: −$1,353
• − Insurance: −$845
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$4,916
• Taxable income: $4,236
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $5,728/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

-12.3% since first listed

5 events — show timeline

• 2026-05-05 Relisted — ODMLS
• 2026-05-05 Price Changed $175,000 ODMLS
• 2026-04-16 Delisted — ODMLS
• 2026-04-06 Price Changed $190,000 ODMLS
• 2026-03-14 Listed $199,500 ODMLS

Property tax history

-3.7%/yr

Latest (2025): $1,353 · -43.1% YoY. Source: county tax records.