New Lady 1100 Arch Hideaway Plan

Odessa, TX 79765

$193,950C

3 bd · 2.0 ba · 1,119 sqft · Built — · SingleFamily · Active · 800 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,213/mo
• Mortgage (P&I): −$1,017
• Tax + insurance: −$323
• HOA: −$0
• Vac / Maint / Mgmt: −$465
• Net cashflow: $408/mo
• Annual: $4,892/yr
• Cap rate: 8.82%
• Cash-on-cash: 9.01%
• DSCR: 1.40
• 1% rule: 1.14%
• Cash to close: $54,306

Investor read

• This is a 3-bed/2.0-bath single-family listed at $194k. Condition is rated poor.
• 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).
• It's been on market 800 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $171k (12.0% below list) — sets the bar for market timing.
• 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.
• 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).
• Ector County population projected at +78% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.