208 Old Course Rd · Odessa, TX 79765

$265,900

3 bd · 2.5 ba · 1,278 sqft · SingleFamily · 3 Days on market

Built 2026 Excellent condition 2,178 sqft lot $31/mo HOA · 1% of rent

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Brand-new construction townhome featuring 3 bedrooms and 2.5 baths with a modern, efficient layout. Enjoy low-maintenance living with zero-scaped yards and a turf backyard. Contemporary finishes throughout with thoughtful design. Estimated completion in approximately 30 days. Ideal for owner-occupants or investors.

Key facts

• 2,178 sq ft lot
• Garage
• Built 2026

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $375 (about $31.25/month)

Exterior

• Parking: One-car garage with garage door opener; One covered parking space (total 1 parking space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property; New construction
• Construction: Stucco construction; Composition roof; Slab foundation; Built as new construction
• Exterior features: Covered patio/porch; Landscaped lot; Paved road access

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Disposal
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Thermostat; Solar energy generation
• Interior features: Pantry; Smoke detectors
• Laundry & utility: Washer hookup; Dryer (included); Electric water heater

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $266k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-26 ($-311/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (12.3% below list).
• Recommended offer: $233k (12.3% 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: L B Johnson El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 517 students, 67% 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 flat; 431 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $8k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,253 (12.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 0.88% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-50,316
• Equity at exit: $39,647

10-year hold

• IRR: -19.2%
• Equity multiple: 0.09×
• Total profit: $-67,728
• Equity at exit: $22,990

Cash invested: $74,452 (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: 431
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,394
• Tax est. 1.5%: −$332 /mo · $3,988/yr
• Insurance: −$111
• HOA: −$31
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-26

Break-even live

Break-even rent $2,365

Max offer price $262,156

Occupancy floor 96%

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: $66,475
• Closing costs: $7,977
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,200	$1.27	13d	1	0.06mi
1205 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,100	$1.21	44d	1	0.22mi
7204 Donatello St Odessa, TX	3.0	2.0	1748	$2,400	$1.37	44d	1	0.52mi
3001 Pointer Ln Unit 5B Odessa, TX	3.0	2.5	1817	$2,450	$1.35	44d	1	0.52mi
7206 Raphael St Odessa, TX	3.0	2.0	1743	$2,800	$1.61	44d	1	0.57mi
3001 Pointer Ln Unit 12D Odessa, TX	3.0	2.5	1704	$2,800	$1.64	21d	1	0.61mi
7309 Raphael St Odessa, TX	3.0	2.0	1824	$3,500	$1.92	21d	1	0.66mi
7214 Barksdale Ln Odessa, TX	3.0	2.0	1295	$2,000	$1.54	44d	1	0.84mi
7230 Barksdale Ln Odessa, TX	3.0	2.0	1283	$2,100	$1.64	21d	1	0.85mi
2201 Rocky Lane Rd Odessa, TX	1.0–2.0	1.0–2.5	900	$1,675	$1.86	13d	10	0.93mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,970	$1.61	13d	4	1.08mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	44d	1	1.18mi
3418 Rocky Lane Rd Odessa, TX	2.0	2.0	1537	$1,900	$1.24	21d	1	1.20mi
3601 N Faudree Rd Odessa, TX	1.0–2.0	1.0–2.0	893	$1,982	$2.22	13d	20	1.36mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 4 events

1. 2026-06-19
   days on market $265,900 Active 3 DOM
2. 2026-06-18
   days on market $265,900 Active 2 DOM
3. 2026-06-17
   remarks 316-char remark
4. 2026-06-17
   listed $265,900 Active 1 DOM

ⓘ 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 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 23 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: $27,990
• − Mortgage interest: −$14,895
• − Property taxes: −$3,988
• − Insurance: −$1,330
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − HOA: −$372
• − Depreciation: −$7,735
• Taxable loss: −$4,808
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $843/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

Excellent 100/100 None rehab

This brand-new construction townhome is move-in ready with modern finishes and a low-maintenance design. It offers a great opportunity for investors or owner-occupants.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers.
• Both Painting interior walls — Fresh paint can make the home more inviting and can increase its value.
• Both Flooring replacement — Replacing carpet with hardwood or tile flooring can increase the home's value and appeal to a wider range of buyers.
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms with modern fixtures and finishes can increase the home's value and appeal to a wider range of buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers. ↑
• Both Painting interior walls — Fresh paint can make the home more inviting and can increase its value. ↑
• Both Flooring replacement — Replacing carpet with hardwood or tile flooring can increase the home's value and appeal to a wider range of buyers. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms with modern fixtures and finishes can increase the home's value and appeal to a wider range of buyers. ↑

ⓘ 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): 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 event — show timeline

• 2026-06-16 Listed $265,900 ODMLS