7545 W Blair St · West Odessa, TX 79764

$230,000

3 bd · 2.5 ba · 720 sqft · Manufactured public records · 21 Days on market

Built 2007 0.45 ac lot

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Why this score? — see what drove the D- 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 +11.9/30.0
• ARV discount +7.5/15.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Very nice 3 bedroom 2 1/2 bath home in W Odessa on . 455 acre of land. Has another mobile home in the back that has been used for storage and a storage building. Everything there will convey, Seller makes no guarantees that everything there works.

Key facts

• 0.45 acre lot
• 2 parking spots
• Built 2007

Property features AI

Exterior

• Parking: 2 parking spaces total; 2 covered spaces; Carport; Parking pad
• Utilities: Well water; Septic tank; Propane
• Home design: Single family residence; Double wide body type
• Construction: Composition roof; Pillar/post/pier foundation; Solar energy generation
• Exterior features: Landscaped lot; Therapeutic whirlpool; Spa/Hot Tub (bath feature)

Interior

• Kitchen: Electric range; Self-cleaning oven; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Pantry; High ceilings; Breakfast bar; Storm doors; Storm windows; Skylights; Drapes; Blinds; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-60 ($-722/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (28.3% below list).
• Recommended offer: $165k (28.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,026 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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.
• Zoned schools: G E 'Buddy' West El (math 20% / reading 17%, grade F, #3,759 of 4,322 statewide, top 88%, 680 students, 83% FRL); Crockett Middle (math 21% / reading 19%, grade F, #1,428 of 1,662 statewide, top 87%, 1,036 students, 66% FRL); Odessa H S (math 18% / reading 22%, grade F, #1,397 of 1,632 statewide, top 87%, 3,874 students, 68% FRL) — zoned schools average 73% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 110 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 21 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,954 (28.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.72% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-41,218
• Equity at exit: $34,294

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-41,292
• Equity at exit: $19,886

Cash invested: $64,400 (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 79764

• Home prices YoY: -28.0%
• Active inventory: 110
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-60

Break-even live

Break-even rent $1,726

Max offer price $219,366

Occupancy floor 99%

Sensitivity live

Price	-10% $70	-5% $5	+0% $-60	+5% $-125	+10% $-190
Rent	-10% $-191	-5% $-125	+0% $-60	+5% $5	+10% $70
Rate	-1.0pp $56	-0.5pp $-2	base $-60	+0.5pp $-120	+1.0pp $-180

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $230,000 Active 21 DOM
2. 2026-06-19
   days on market $230,000 Active 19 DOM
3. 2026-06-18
   days on market $230,000 Active 18 DOM
4. 2026-06-17
   days on market $230,000 Active 17 DOM
5. 2026-06-16
   days on market $230,000 Active 16 DOM
6. 2026-06-15
   days on market $230,000 Active 15 DOM
7. 2026-06-14
   days on market $230,000 Active 13 DOM
8. 2026-06-13
   days on market $230,000 Active 12 DOM
9. 2026-06-10
   pricedays on market $230,000 Active 10 DOM
10. 2026-06-09
    days on market $250,000 Active 9 DOM
11. 2026-06-08
    days on market $250,000 Active 8 DOM
12. 2026-06-07
    days on market $250,000 Active 7 DOM
13. 2026-06-03
    days on market $250,000 Active 2 DOM
14. 2026-06-01
    remarks 247-char remark
15. 2026-06-01
    listed $250,000 Active 1 DOM

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$3,473/yr (+$289/mo · 471.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $19,794
• − Mortgage interest: −$12,884
• − Property taxes: −$736
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$6,691
• Taxable loss: −$4,833
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $438/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 — West Odessa

• Score: 61/100
• State rank: #1026
• US rank: #18223

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B- Housing A+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Odessa, TX
• City population: 61,683
• Population (ZIP): 26,805

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: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% White 37% Two or more races 17% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 54%
• Common ancestry: Slovak 1%
• Foreign-born: 20% · Canada, Vietnam
• Languages at home: 54% English-only · Spanish 45% Vietnamese 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: ▼ -92.67%
• Current HPI: 238.7065
• Rent YoY: —
• Metro: —
• 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

2 events — show timeline

• 2026-05-31 Listed $250,000 ODMLS
• 1989-07-01 Sold (Public Records) — Public Records

Property tax history

+6.8%/yr

Latest (2025): $736 · +12.2% YoY. Source: county tax records.