New Lady 1100 Arch Hideaway Plan · Odessa, TX 79765

$193,950

3 bd · 2.0 ba · 1,119 sqft · SingleFamily · 800 Days on market

Poor condition

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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 +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cottage-style home offers first-time home buyers the opportunity to invest in a new home for nearly the cost of rent! With 1,100 square feet of space, this affordable new home offers more space than an apartment, a one-car garage, a front and backyard for your kiddos or pups, but most importantly, a new home to call your own. The Arch Hideaway exterior welcomes you with included white vinyl trim, brick wainscot, and an elegant brick arch entryway. This home features 3 spacious bedrooms, 2 full bathrooms, and offers an open-concept living and dining area. The kitchen of our Arch Hideaway floor plan includes granite countertops, luxury plumbing fixtures, and stainless steel appliances. Tour our Arch Hideaway cottage in a Betenbough Homes community near you! Contact your local New Home Center to learn more.

Key facts

• Brick arch entryway
• Granite countertops
• Open-concept living

Tags

• GRANITE COUNTERTOPS
• OPEN-CONCEPT LIVING
• BRICK ARCH ENTRYWAY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $171k (12.0% 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: Rents flat; 431 active listings in the ZIP; 15 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; 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 $1k of loan paydown is wiped out by about $6k 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 800 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $170,676 (12.0% below list)

Questions for the listing agent

1. It's been on market 800 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.14% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• GRM: 7.3

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-10,777
• Equity at exit: $28,919

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $3,303
• Equity at exit: $16,769

Cash invested: $54,306 (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: 7.3×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,017
• Tax est. 1.5%: −$242 /mo · $2,909/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $408

Break-even live

Break-even rent $1,697

Max offer price $193,950

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: $48,488
• Closing costs: $5,818
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	21d	1	0.28mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	13d	1	0.42mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	13d	1	0.46mi
9100 Andrews Hwy Odessa, TX	1.0–2.0	1.0–1.5	645	$1,259	$1.95	13d	5	0.54mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	43d	1	0.58mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	43d	1	0.72mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	21d	1	1.08mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	43d	1	1.10mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	43d	1	1.11mi
8623 Holiday Dr Odessa, TX	3.0	2.0	1231	$1,800	$1.46	43d	1	1.24mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	13d	1	1.35mi
8637 Tulane Ave Odessa, TX	3.0	2.0	1044	$1,700	$1.63	43d	1	1.40mi
493 Chitalpa Dr Odessa, TX	3.0	2.0	1254	$2,500	$1.99	43d	1	1.44mi
8633 Yale Ave Odessa, TX	3.0	2.0	1371	$2,500	$1.82	13d	1	1.44mi
8633 Yale Ave Odessa, TX	3.0	2.0	1390	$2,500	$1.80	21d	1	1.44mi

Listing history 17 events

1. 2026-06-19
   days on market $193,950 Active 800 DOM
2. 2026-06-18
   days on market $193,950 Active 799 DOM
3. 2026-06-17
   days on market $193,950 Active 798 DOM
4. 2026-06-16
   days on market $193,950 Active 797 DOM
5. 2026-06-15
   days on market $193,950 Active 796 DOM
6. 2026-06-14
   days on market $193,950 Active 794 DOM
7. 2026-06-13
   days on market $193,950 Active 793 DOM
8. 2026-06-10
   days on market $193,950 Active 791 DOM
9. 2026-06-09
   days on market $193,950 Active 790 DOM
10. 2026-06-08
    days on market $193,950 Active 789 DOM
11. 2026-06-07
    days on market $193,950 Active 788 DOM
12. 2026-06-03
    days on market $193,950 Active 783 DOM
13. 2026-06-01
    days on market $193,950 Active 782 DOM
14. 2026-05-31
    days on market $193,950 Active 781 DOM
15. 2026-05-30
    days on market $193,950 Active 780 DOM
16. 2024-04-17
    price $193,950 820-char remark

    Show marketing remark (820 chars)

    This cottage-style home offers first-time home buyers the opportunity to invest in a new home for nearly the cost of rent! With 1,100 square feet of space, this affordable new home offers more space than an apartment, a one-car garage, a front and backyard for your kiddos or pups, but most importantly, a new home to call your own. The Arch Hideaway exterior welcomes you with included white vinyl trim, brick wainscot, and an elegant brick arch entryway. This home features 3 spacious bedrooms, 2 full bathrooms, and offers an open-concept living and dining area. The kitchen of our Arch Hideaway floor plan includes granite countertops, luxury plumbing fixtures, and stainless steel appliances. Tour our Arch Hideaway cottage in a Betenbough Homes community near you! Contact your local New Home Center to learn more.

17. 2024-04-11
    listed $191,950 Active 820-char remark

    Show marketing remark (820 chars)

    This cottage-style home offers first-time home buyers the opportunity to invest in a new home for nearly the cost of rent! With 1,100 square feet of space, this affordable new home offers more space than an apartment, a one-car garage, a front and backyard for your kiddos or pups, but most importantly, a new home to call your own. The Arch Hideaway exterior welcomes you with included white vinyl trim, brick wainscot, and an elegant brick arch entryway. This home features 3 spacious bedrooms, 2 full bathrooms, and offers an open-concept living and dining area. The kitchen of our Arch Hideaway floor plan includes granite countertops, luxury plumbing fixtures, and stainless steel appliances. Tour our Arch Hideaway cottage in a Betenbough Homes community near you! Contact your local New Home Center to learn more.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,552
• − Mortgage interest: −$10,864
• − Property taxes: −$2,909
• − Insurance: −$970
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$5,642
• Taxable income: $1,918
• Est. tax owed @ 24.0%: −$460
• After-tax cash flow: $4,431/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates to its exterior, landscaping, and interior systems. Significant investment is needed to bring it up to a move-in-ready condition.

Repairs flagged

• Major exterior siding — The independent street-level image shows a worn asphalt road and a lack of visible landscaping.
• Major landscaping — The independent street-level image shows a lack of visible landscaping.
• Major exterior paint — The listing photo shows a well-maintained exterior with white vinyl trim and brick wainscot, but the independent street-level image reveals a worn asphalt road and a lack of visible landscaping.
• Major roof — No specific roof condition is visible in the photos, but the independent street-level image suggests a need for work.
• Major flooring — No specific flooring condition is visible in the photos, but the listing suggests a new home with an open-concept layout, which implies a lack of wear and tear. Further investigation is required to confirm the interior condition.
• Major systems — No specific system conditions are visible in the photos. The listing suggests a new home, but further investigation is required to confirm the condition of the HVAC and other systems.

Value-add opportunities

• Both extensive exterior and landscaping improvements — These improvements would enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers and renters.
• Both extensive interior updates — These updates would address any wear and tear and bring the home up to current standards, making it more attractive to potential buyers and renters.
• Both HVAC and other system upgrades — These upgrades would ensure the home is energy-efficient and comfortable for potential buyers and renters.
• Both landscaping and exterior improvements — These improvements would enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers and renters.
• Both extensive interior updates — These updates would address any wear and tear and bring the home up to current standards, making it more attractive to potential buyers and renters.
• Both HVAC and other system upgrades — These upgrades would ensure the home is energy-efficient and comfortable for potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The independent street-level image shows a worn asphalt road and a lack of visible landscaping.	Major	$15,000–50,000
landscaping · The independent street-level image shows a lack of visible landscaping.	Major	$15,000–50,000
exterior paint · The listing photo shows a well-maintained exterior with white vinyl trim and brick wainscot, but the independent street-level image reveals a worn asphalt road and a lack of visible landscaping.	Major	$15,000–50,000
roof · No specific roof condition is visible in the photos, but the independent street-level image suggests a need for work.	Major	$15,000–50,000
flooring · No specific flooring condition is visible in the photos, but the listing suggests a new home with an open-concept layout, which implies a lack of wear and tear. Further investigation is required to confirm the interior condition.	Major	$15,000–50,000
systems · No specific system conditions are visible in the photos. The listing suggests a new home, but further investigation is required to confirm the condition of the HVAC and other systems.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both extensive exterior and landscaping improvements — These improvements would enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers and renters. ↑
• Both extensive interior updates — These updates would address any wear and tear and bring the home up to current standards, making it more attractive to potential buyers and renters. ↑
• Both HVAC and other system upgrades — These upgrades would ensure the home is energy-efficient and comfortable for potential buyers and renters. ↑
• Both landscaping and exterior improvements — These improvements would enhance the curb appeal and overall aesthetic of the home, making it more attractive to potential buyers and renters. ↑
• Both extensive interior updates — These updates would address any wear and tear and bring the home up to current standards, making it more attractive to potential buyers and renters. ↑
• Both HVAC and other system upgrades — These upgrades would ensure the home is energy-efficient and comfortable for potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1.0% since first listed

2 events — show timeline

• 2024-04-17 Price Changed $193,950 Zillow
• 2024-04-11 Listed $191,950 Zillow