1029 E 90th Ct · Odessa, TX 79765

$305,000

3 bd · 2.0 ba · 2,023 sqft · SingleFamily public records · 108 Days on market

Built 2018 6,838 sqft lot $151/sqft · 10% below area Est $337k · 10% under ↓ 2% since listing

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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).

• ARV discount +11.8/15.0
• Cash flow +11.3/30.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 3-bedroom, 2-bath home built in 2018 with 2,023 sq ft of modern comfort! The expansive primary suite offers a walk-in closet connected to the utility room, plus a spa-like bath with dual vanities, separate shower, and a soaking tub. Solar panels, high ceilings, and spacious bedrooms make this home a true gem. Don't wait-schedule a tour today!

Key facts

• 6,838 sq ft lot
• Garage
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (19.2% below list).
• Recommended offer: $247k (19.2% below list) — sets the bar for 1% rule.

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: Barbara Jordan El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 854 students, 51% FRL); Wilson & Young Medal of Honor Middle (math 14% / reading 31%, grade F, #1,341 of 1,662 statewide, top 82%, 1,245 students, 56% FRL); Permian H S (math 19% / reading 29%, grade F, #1,333 of 1,632 statewide, top 82%, 3,978 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 108 days — a 9% lower offer ($278k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major 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 $246,530 (19.2% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $337,360
• List price: $305,000
• Delta: -9.59%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8914 Ratliff Ridge Ave	0.10mi	3/2.0	1,760 (-13%)	22mo	$289,000	$164	56

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 · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-62,313
• Equity at exit: $45,476

10-year hold

• IRR: -22.2%
• Equity multiple: -0.01×
• Total profit: $-86,438
• Equity at exit: $26,371

Cash invested: $85,400 (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 79765

• Home prices YoY: -28.7%
• Rents YoY: 0.5%
• Active inventory: 433
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$330 /mo · $3,960/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-109

Break-even live

Break-even rent $2,603

Max offer price $285,752

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-23	+0% $-109	+5% $-195	+10% $-282
Rent	-10% $-304	-5% $-206	+0% $-109	+5% $-12	+10% $86
Rate	-1.0pp $45	-0.5pp $-31	base $-109	+0.5pp $-188	+1.0pp $-268

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.07mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	45d	1	0.10mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	15d	1	0.18mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	45d	1	0.18mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	15d	1	0.19mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	45d	1	0.27mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	22d	1	0.30mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	45d	1	0.39mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	45d	1	0.39mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	45d	1	0.39mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	22d	1	0.40mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	22d	1	0.40mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	15d	1	0.43mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	15d	1	0.49mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	22d	1	0.57mi
1508 E 89th St Odessa, TX	4.0	2.0	2056	$2,700	$1.31	22d	1	0.60mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	45d	1	0.60mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	45d	1	0.61mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	45d	1	0.61mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	45d	1	0.62mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	45d	1	0.63mi
1808 Big Easy St Odessa, TX	4.0	2.5	2348	$2,950	$1.26	22d	1	0.65mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	45d	1	0.68mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	15d	1	0.69mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	45d	1	0.76mi
88 Maverick Dr Odessa, TX	3.0	2.0	1403	$2,200	$1.57	45d	1	0.81mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	15d	1	0.85mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	15d	1	0.88mi
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	45d	1	0.94mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	15d	1	1.00mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	15d	1	1.13mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	45d	1	1.14mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	45d	1	1.22mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	45d	1	1.38mi

Listing history 18 events

1. 2026-06-21
   days on market $305,000 Active 108 DOM
2. 2026-06-19
   days on market $305,000 Active 106 DOM
3. 2026-06-18
   days on market $305,000 Active 105 DOM
4. 2026-06-17
   days on market $305,000 Active 104 DOM
5. 2026-06-16
   days on market $305,000 Active 103 DOM
6. 2026-06-15
   days on market $305,000 Active 102 DOM
7. 2026-06-14
   days on market $305,000 Active 100 DOM
8. 2026-06-13
   days on market $305,000 Active 99 DOM
9. 2026-06-10
   days on market $305,000 Active 97 DOM
10. 2026-06-09
    days on market $305,000 Active 96 DOM
11. 2026-06-08
    days on market $305,000 Active 95 DOM
12. 2026-06-07
    days on market $305,000 Active 94 DOM
13. 2026-06-03
    days on market $305,000 Active 89 DOM
14. 2026-06-01
    days on market $305,000 Active 88 DOM
15. 2026-05-31
    days on market $305,000 Active 87 DOM
16. 2026-05-30
    days on market $305,000 Active 86 DOM
17. 2026-05-12
    price $305,000 353-char remark

    Show marketing remark (353 chars)

    Stunning 3-bedroom, 2-bath home built in 2018 with 2,023 sq ft of modern comfort! The expansive primary suite offers a walk-in closet connected to the utility room, plus a spa-like bath with dual vanities, separate shower, and a soaking tub. Solar panels, high ceilings, and spacious bedrooms make this home a true gem. Don't wait-schedule a tour today!

18. 2026-03-06
    listed $310,000 Active 353-char remark

    Show marketing remark (353 chars)

    Stunning 3-bedroom, 2-bath home built in 2018 with 2,023 sq ft of modern comfort! The expansive primary suite offers a walk-in closet connected to the utility room, plus a spa-like bath with dual vanities, separate shower, and a soaking tub. Solar panels, high ceilings, and spacious bedrooms make this home a true gem. Don't wait-schedule a tour today!

ⓘ 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: $3,960 · $330/mo
• Projected year-2 tax: $5,582 · $465/mo
• Expected delta: +$1,621/yr (+$135/mo · 40.9%)

ⓘ 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 6/10 Major
• 🌡 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: $29,584
• − Mortgage interest: −$17,085
• − Property taxes: −$3,960
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$8,873
• Taxable loss: −$6,592
• Est. tax savings @ 24.0%: +$1,582
• After-tax cash flow: $275/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): 25,904
• Household income: $104,965
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 884.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 49% White 41% Two or more races 15% Black 5% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 63% English-only · Spanish 31% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -69.68%
• Current HPI: 173.4252
• Rent YoY: ▲ 0.54%
• 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

-1.6% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $305,000 ODMLS
• 2026-03-06 Listed $310,000 ODMLS

Property tax history

+37.3%/yr

Latest (2025): $3,960 · -17.8% YoY. Source: county tax records.