4750 Andrews Hwy #14 · Odessa, TX 79762

$86,900

4 bd · 2.0 ba · 1,475 sqft · Manufactured · 751 Days on market

Built 2024 Good condition ↓ 13% 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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You have to see the Ginger! You won't find more footage for your money anywhere. This beautiful 4 bedroom 2 bath with separate living room and den off the kitchen is ready for you to take it home today. This home features an open floor plan with large rooms, walk-in closet in the master and island in the spacious kitchen. Only $99,947 delivered, std set, air conditioning, caliche pad and steps included!

Key facts

• Open floor plan
• Walk-in closet
• Spacious kitchen

Tags

• OPEN FLOOR PLAN
• WALK-IN CLOSET
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $87k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $76k (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 rising (+1.4%/yr); 263 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 31% of the median local income ($75k/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 $601 of loan paydown is wiped out by about $3k 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 + 1.4% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 751 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 751 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.26% ✓
• Cap rate: 19.43%
• Cash-on-cash: 46.90%
• DSCR: 3.09
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: 42.4%
• Equity multiple: 2.78×
• Total profit: $43,331
• Equity at exit: $12,957

10-year hold

• IRR: 47.7%
• Equity multiple: 5.24×
• Total profit: $103,188
• Equity at exit: $7,514

Cash invested: $24,332 (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 79762

• Rents YoY: 1.4%
• Active inventory: 263
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,964 high
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,304/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $951

Break-even live

Break-even rent $760

Max offer price $86,900

Occupancy floor 47%

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 E 52nd St Unit 1 Odessa, TX	3.0	2.0	1410	$1,950	$1.38	21d	1	0.84mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	44d	1	0.90mi
3800 N Golder Ave Odessa, TX	3.0	2.0	1050	$1,600	$1.52	21d	1	0.91mi
815 W 40th St Odessa, TX	3.0	2.0	1216	$1,800	$1.48	44d	1	0.98mi
1308 Alpine St Odessa, TX	3.0	2.0	1800	$2,195	$1.22	13d	1	0.98mi
6015 N Golder Ave Odessa, TX	3.0	1.0	1140	$3,500	$3.07	44d	1	0.99mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	44d	1	1.06mi
237 Orchard Dr Odessa, TX	4.0	2.0	1768	$2,000	$1.13	13d	1	1.11mi
1529 E 52nd St Odessa, TX	3.0	2.0	1275	$2,200	$1.73	44d	1	1.13mi
3509 N Golder Ave Odessa, TX	3.0	2.0	1216	$1,700	$1.40	13d	1	1.16mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	21d	1	1.18mi
1613 E 52nd St Odessa, TX	3.0	2.0	1122	$2,200	$1.96	13d	1	1.27mi
3107 Merrill Ave Odessa, TX	4.0	2.0	1212	$1,800	$1.49	44d	1	1.38mi
1804 Cord St Odessa, TX	3.0	1.0	960	$1,700	$1.77	44d	1	1.42mi
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	13d	1	1.43mi
1813 Petroleum Dr Odessa, TX	3.0	2.0	1299	$1,700	$1.31	21d	1	1.44mi
1710 Wrigley Dr Odessa, TX	4.0	2.0	1578	$2,800	$1.77	21d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $86,900 Active 751 DOM
2. 2026-06-18
   days on market $86,900 Active 750 DOM
3. 2026-06-17
   days on market $86,900 Active 749 DOM
4. 2026-06-16
   days on market $86,900 Active 748 DOM
5. 2026-06-15
   days on market $86,900 Active 747 DOM
6. 2026-06-14
   days on market $86,900 Active 745 DOM
7. 2026-06-13
   days on market $86,900 Active 744 DOM
8. 2026-06-10
   days on market $86,900 Active 742 DOM
9. 2026-06-09
   days on market $86,900 Active 741 DOM
10. 2026-06-08
    days on market $86,900 Active 740 DOM
11. 2026-06-07
    days on market $86,900 Active 739 DOM
12. 2026-06-03
    days on market $86,900 Active 734 DOM
13. 2026-06-01
    days on market $86,900 Active 733 DOM
14. 2026-05-31
    days on market $86,900 Active 732 DOM
15. 2026-05-30
    days on market $86,900 Active 731 DOM
16. 2024-11-15
    price $86,900 406-char remark

    Show marketing remark (406 chars)

    You have to see the Ginger! You won't find more footage for your money anywhere. This beautiful 4 bedroom 2 bath with separate living room and den off the kitchen is ready for you to take it home today. This home features an open floor plan with large rooms, walk-in closet in the master and island in the spacious kitchen. Only $99,947 delivered, std set, air conditioning, caliche pad and steps included!

17. 2024-05-29
    listed $99,947 Active 406-char remark

    Show marketing remark (406 chars)

    You have to see the Ginger! You won't find more footage for your money anywhere. This beautiful 4 bedroom 2 bath with separate living room and den off the kitchen is ready for you to take it home today. This home features an open floor plan with large rooms, walk-in closet in the master and island in the spacious kitchen. Only $99,947 delivered, std set, air conditioning, caliche pad and steps included!

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 18 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: $23,568
• − Mortgage interest: −$4,868
• − Property taxes: −$1,304
• − Insurance: −$434
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$2,528
• Taxable income: $10,664
• Est. tax owed @ 24.0%: −$2,559
• After-tax cash flow: $8,853/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 80. It has a good kitchen, bathrooms, and exterior. The home is ready for a cosmetic update to increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase property value
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value
• Rental Adding a smart thermostat — Improves energy efficiency and tenant satisfaction

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Enhances curb appeal and can increase property value ↑
• Resale Updating the kitchen backsplash — Modernizes the kitchen and adds value ↑
• Rental Adding a smart thermostat — Improves energy efficiency and tenant satisfaction ↑

ⓘ 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): 39,927
• Household income: $75,272
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1477.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 38% Two or more races 22% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 45% Cuban 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -194.97%
• Current HPI: 229.6022
• Rent YoY: ▲ 1.36%
• 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

-13.1% since first listed

2 events — show timeline

• 2024-11-15 Price Changed $86,900 Zillow
• 2024-05-29 Listed $99,947 Zillow