810 E 18th St · Odessa, TX 79761

$160,000

3 bd · 1.0 ba · 1,130 sqft · SingleFamily · 92 Days on market

Built 1947 Fair condition 8,276 sqft lot Est $193k · 17% under ↓ 3% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering up to $10,000 in concessions with acceptable offer! This 3-bedroom, 1-bath home offers a functional layout, spacious lot, large front yard, extended driveway, and covered entry. Perfect for first-time buyers, investors, or anyone looking for a property with room to add personal touches. With a little love, this home has great potential to shine. Conveniently located near schools, shopping, and more. Bring an offer and let's get this one to the closing table!

Key facts

• Large front yard
• Spacious lot
• Extended driveway

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LOT
• LARGE FRONT YARD
• EXTENDED DRIVEWAY
• COVERED ENTRY

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Pillar/post/pier foundation; Composition roof; Built with vinyl siding
• Exterior features: Wood fencing; Paved road access; Solar energy generation

Interior

• Kitchen: Gas range; Microwave; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Pantry; Blinds; Smoke detector(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $146k (9.0% 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: Carver Early Ee-Kg (363 students, 93% 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).

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.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $145,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $193,230
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 E 14th St	0.26mi	3/2.0	1,200 (+6%)	22mo	$58,900	$49	55
2519 Adams Ave	0.45mi	3/1.0	1,026 (-9%)	20mo	$175,000	$171	47

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-15,771
• Equity at exit: $23,857

10-year hold

• IRR: -5.3%
• Equity multiple: 0.70×
• Total profit: $-13,424
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,700 high
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $237

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 81%

Sensitivity live

Price	-10% $348	-5% $293	+0% $237	+5% $182	+10% $127
Rent	-10% $103	-5% $170	+0% $237	+5% $304	+10% $372
Rate	-1.0pp $318	-0.5pp $278	base $237	+0.5pp $196	+1.0pp $154

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1219 Milburn Ave Unit K2YBUILDING K Odessa, TX	3.0	1.0	895	$1,500	$1.68	44d	1	0.35mi
1220 Adams Ave Unit 4 Odessa, TX	4.0	1.0	1063	$1,750	$1.65	44d	1	0.36mi
1220 Adams Ave Unit 3 Odessa, TX	3.0	1.0	895	$1,450	$1.62	44d	1	0.36mi
1215 Milburn Ave Unit J2VBUILDING J Odessa, TX	3.0	1.0	895	$1,450	$1.62	44d	1	0.37mi
1215 Milburn Ave Unit J1TBUILDING J Odessa, TX	3.0	1.0	895	$1,500	$1.68	44d	1	0.38mi
1115 Milburn Ave Odessa, TX	4.0	1.0	895	$1,800	$2.01	44d	1	0.44mi
1115 Milburn Ave Odessa, TX	4.0	1.0	895	$1,800	$2.01	21d	1	0.44mi
1015 Milburn Ave Unit A2CBUILDING A Odessa, TX	3.0	1.0	895	$1,450	$1.62	21d	1	0.49mi
1015 Milburn Ave Unit A1DBuilding A Odessa, TX	3.0	1.0	895	$1,500	$1.68	14d	1	0.49mi
1012 Adams Ave Unit C1BBUILDING C Odessa, TX	4.0	1.0	1066	$1,800	$1.69	44d	1	0.51mi
1012 Adams Ave Unit C2BBUILDING C Odessa, TX	4.0	1.0	1066	$1,750	$1.64	44d	1	0.51mi
1409 E 23rd St Odessa, TX	2.0	1.0	1032	$2,400	$2.33	44d	1	0.53mi
1315 N Jackson Ave Odessa, TX	3.0	2.0	1216	$1,500	$1.23	14d	1	0.54mi
1501 N Texas Ave Unit A Odessa, TX	2.0	1.0	925	$1,450	$1.57	14d	1	0.56mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,100	$1.72	21d	1	0.76mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,200	$1.81	44d	1	0.76mi
1604 N Sam Houston Ave Odessa, TX	2.0	1.0	1142	$2,000	$1.75	44d	1	0.79mi
2826 Hilltop Dr Odessa, TX	4.0	2.0	1307	$2,000	$1.53	14d	1	0.82mi
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	14d	1	0.91mi
701 Hillcrest Ave Odessa, TX	3.0	2.0	1344	$1,400	$1.04	44d	1	0.99mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1374	$1,800	$1.31	21d	1	1.06mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	21d	1	1.09mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	44d	1	1.21mi
200 Santa Rita Dr Odessa, TX	3.0	2.0	1438	$2,400	$1.67	44d	1	1.36mi
3107 Merrill Ave Odessa, TX	4.0	2.0	1212	$1,800	$1.49	44d	1	1.42mi
3727 Andrews Hwy Odessa, TX	1.0–2.0	1.0–2.0	800	$1,350	$1.69	14d	18	1.44mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	44d	1	1.45mi
3800 N Golder Ave Odessa, TX	3.0	2.0	1050	$1,600	$1.52	21d	1	1.46mi
3509 N Golder Ave Odessa, TX	3.0	2.0	1216	$1,700	$1.40	14d	1	1.50mi

Listing history 17 events

1. 2026-06-19
   days on market $160,000 Active 92 DOM
2. 2026-06-18
   days on market $160,000 Active 91 DOM
3. 2026-06-17
   days on market $160,000 Active 90 DOM
4. 2026-06-16
   days on market $160,000 Active 89 DOM
5. 2026-06-15
   days on market $160,000 Active 88 DOM
6. 2026-06-14
   days on market $160,000 Active 86 DOM
7. 2026-06-13
   days on market $160,000 Active 85 DOM
8. 2026-06-10
   days on market $160,000 Active 83 DOM
9. 2026-06-09
   days on market $160,000 Active 82 DOM
10. 2026-06-08
    days on market $160,000 Active 81 DOM
11. 2026-06-07
    days on market $160,000 Active 80 DOM
12. 2026-06-03
    days on market $160,000 Active 75 DOM
13. 2026-06-01
    days on market $160,000 Active 74 DOM
14. 2026-05-31
    days on market $160,000 Active 73 DOM
15. 2026-05-30
    days on market $160,000 Active 72 DOM
16. 2026-04-27
    price $160,000
17. 2026-03-19
    listed $165,000 Active

ⓘ 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 1/10 Low
• 🌡 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: $20,400
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,655
• Taxable income: $319
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,771/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

Fair 45/100 Moderate rehab

This 3-bedroom home requires moderate renovations, including exterior siding and painting, to improve its curb appeal and value.

Repairs flagged

• Major Exterior siding — Peeling and worn
• Major Painted walls — Signs of wear and tear
• Minor Kitchen cabinets — Functional but dated

Value-add opportunities

• Resale Painting — Fresh paint enhances curb appeal
• Resale Floor refinishing — New flooring improves aesthetics
• Both Kitchen updates — Modern kitchen boosts both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling and worn	Major	$15,000–50,000
Painted walls · Signs of wear and tear	Major	$15,000–50,000
Kitchen cabinets · Functional but dated	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Resale Painting — Fresh paint enhances curb appeal ↑
• Resale Floor refinishing — New flooring improves aesthetics ↑
• Both Kitchen updates — Modern kitchen boosts both resale and rental value ↑

ⓘ 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): 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

-3.0% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $160,000 ODMLS
• 2026-03-19 Listed $165,000 ODMLS