2522 Cambridge St · Odessa, TX 79761

$135,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 32 Days on market

Built 1957 7,927 sqft lot

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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 +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your next flip investment, look no further, this three bedroom two bath home with two living areas is just waiting for your unique ideas!!

Key facts

• 7,927 sq ft lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Attached garage (1 covered space, total 1 parking space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property
• Construction: Composition roof; Slab foundation
• Exterior features: Landscaped lot; Paved road access

Interior

• Kitchen: Electric cooktop
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Natural gas heating; Window air conditioning units
• Interior features: Gas water heater; Electric cooktop; No fireplace; Smoke detector(s); Storage and workshop on the property; Solar energy generation
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% 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.
• 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: Gonzales El (math 37% / reading 27%, grade F, #2,268 of 4,322 statewide, top 55%, 497 students, 75% FRL); Bonham Middle (math 9% / reading 16%, grade F, #1,616 of 1,662 statewide, top 97%, 867 students, 65% FRL); Permian H S (math 19% / reading 29%, grade F, #1,333 of 1,632 statewide, top 82%, 3,978 students, 51% FRL).
• Market conditions: Rents soft (-0.7%/yr); 93 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($68k/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 $933 of loan paydown is wiped out by about $4k 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 + 0.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.56% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.73%
• DSCR: 2.10
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $311,168
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2601 Halifax Ave	0.67mi	3/2.0	1,460 (-12%)	14mo	$273,000	$187	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.57×
• Total profit: $21,575
• Equity at exit: $20,129

10-year hold

• IRR: 21.2%
• Equity multiple: 2.56×
• Total profit: $58,836
• Equity at exit: $11,672

Cash invested: $37,800 (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 79761

• Home prices YoY: -31.4%
• Rents YoY: -0.7%
• Active inventory: 93
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,106 high
• Mortgage (P&I): −$708
• Tax from tax record: −$121 /mo · $1,449/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $779

Break-even live

Break-even rent $1,120

Max offer price $135,000

Occupancy floor 58%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 Beechwood St Odessa, TX	3.0	2.0	2200	$2,595	$1.18	13d	1	0.06mi
2620 Cambridge St Odessa, TX	3.0	2.0	1595	$1,950	$1.22	20d	1	0.18mi
2705 Cambridge St Odessa, TX	3.0	2.0	1456	$2,400	$1.65	20d	1	0.26mi
2735 E 8th St Odessa, TX	1.0–3.0	1.0–2.0	842	$1,844	$2.19	13d	8	0.66mi
1334 Tanglewood Ln Odessa, TX	2.0	2.0	2200	$2,000	$0.91	13d	1	0.73mi
2608 Cumberland Rd Odessa, TX	2.0	2.0	1404	$1,500	$1.07	13d	1	0.73mi
1709 Byron Ave Odessa, TX	3.0	2.0	1981	$1,975	$1.00	43d	1	0.75mi
1706 Emerald Ave Odessa, TX	3.0	2.0	1992	$2,500	$1.26	43d	1	0.77mi
3616 E 30th St Odessa, TX	3.0	2.0	1436	$1,995	$1.39	43d	1	0.92mi
2801 Redbud Ave Odessa, TX	3.0	2.0	1558	$1,800	$1.16	13d	1	0.94mi
701 Hillcrest Ave Odessa, TX	3.0	2.0	1344	$1,400	$1.04	43d	1	0.98mi
4607 Garden Ln Odessa, TX	3.0	2.0	1937	$2,400	$1.24	20d	1	1.04mi
1513 E 11th St Odessa, TX	3.0	2.0	1728	$3,300	$1.91	43d	1	1.09mi
3420 Fairlane Ave Odessa, TX	3.0	2.0	2164	$2,100	$0.97	20d	1	1.09mi
3916 Boulder Ave Odessa, TX	3.0	2.0	1935	$2,100	$1.09	20d	1	1.15mi
2905 Byron Ave Odessa, TX	3.0	2.0	1816	$2,400	$1.32	13d	1	1.15mi
3310 Tanglewood Ln Unit 1 Odessa, TX	3.0	2.5	1732	$2,200	$1.27	20d	1	1.21mi
3312 Tanglewood Ln Odessa, TX	3.0	2.5	1664	$2,000	$1.20	43d	1	1.21mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1374	$1,800	$1.31	20d	1	1.24mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1508	$1,800	$1.19	13d	1	1.24mi
2826 Hilltop Dr Odessa, TX	4.0	2.0	1307	$2,000	$1.53	13d	1	1.35mi
1401 E 18th St Odessa, TX	3.0	2.0	1690	$2,000	$1.18	13d	1	1.37mi
1326 French Ave Unit A Odessa, TX	2.0	1.5	1600	$2,000	$1.25	43d	1	1.37mi
3009 N Century Ave Odessa, TX	3.0	2.0	1909	$2,600	$1.36	43d	1	1.41mi
3812 E Everglade Ave Odessa, TX	3.0	2.0	1861	$2,500	$1.34	20d	1	1.44mi

Listing history 19 events

1. 2026-06-19
   pricedays on market $135,000 Active 32 DOM
2. 2026-06-18
   days on market $138,000 Active 31 DOM
3. 2026-06-17
   days on market $138,000 Active 30 DOM
4. 2026-06-16
   days on market $138,000 Active 29 DOM
5. 2026-06-15
   price $138,000 Active 28 DOM
6. 2026-06-15
   days on market $140,000 Active 28 DOM
7. 2026-06-14
   days on market $140,000 Active 26 DOM
8. 2026-06-13
   days on market $140,000 Active 25 DOM
9. 2026-06-10
   days on market $140,000 Active 23 DOM
10. 2026-06-09
    days on market $140,000 Active 22 DOM
11. 2026-06-08
    days on market $140,000 Active 21 DOM
12. 2026-06-07
    pricedays on market $140,000 Active 20 DOM
13. 2026-06-03
    days on market $145,000 Active 15 DOM
14. 2026-06-01
    days on market $145,000 Active 14 DOM
15. 2026-05-31
    days on market $145,000 Active 13 DOM
16. 2026-05-30
    days on market $145,000 Active 12 DOM
17. 2026-05-18
    listed $150,000 Active
18. 2026-02-24
    soldstatus
19. 1986-08-01
    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: $1,449 · $121/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$1,022/yr (+$85/mo · 70.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 22 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: $25,277
• − Mortgage interest: −$7,562
• − Property taxes: −$1,449
• − Insurance: −$675
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$3,927
• Taxable income: $7,619
• Est. tax owed @ 24.0%: −$1,829
• After-tax cash flow: $7,521/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): 30,164
• Household income: $68,228
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1352.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 50% English-only · Spanish 48%

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: ▼ -116.66%
• Current HPI: 254.9159
• Rent YoY: ▼ -0.66%
• 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

3 events — show timeline

• 2026-05-18 Listed $150,000 ODMLS
• 2026-02-24 Sold (Public Records) — Public Records
• 1986-08-01 Sold (Public Records) — Public Records

Property tax history

-4.7%/yr

Latest (2025): $1,449 · -35.3% YoY. Source: county tax records.