7609 Cactus Wren Rd · Odessa, TX 79765

$334,260

4 bd · 2.0 ba · 1,706 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition 6,899 sqft 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 +13.1/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Photos and videos shown here may not depict the specified home and features and are included for illustration purposes only. Elevations, exterior/ interior colors, options, available upgrades, and standard features will vary in each community and may change without notice. May include options, elevations, and upgrades (such as patio covers, front porches, stone options, and lot premiums) that require an additional charge. Landscaping and furnishings are dcor items and are not included.

Key facts

• 6,899 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: Homestead; Directions available to model home
• HOA & community: Homeowners association with annual fee

Exterior

• Parking: Attached garage; 2 covered parking spaces (2 garage spaces total)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Propane
• Home design: Single-family residence; Residential property; New construction / Under construction
• Construction: Brick veneer construction; Composition roof; Slab foundation; Home warranty included
• Exterior features: Covered patio/porch; Landscaped lot; Paved road access; Solar

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Disposal; Plumbed for ice maker
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central electric air conditioning
• Interior features: Pantry; High ceilings; Breakfast bar; Blinds; Fireplace
• Laundry & utility: Washer hookup; Gas water heater; Tankless 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 4-bed/2.0-bath single-family listed at $334k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (13.0% below list).
• Recommended offer: $291k (13.0% 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: Lee Buice El (math 32% / reading 35%, grade F, #2,174 of 4,322 statewide, top 51%, 843 students, 54% FRL); Nimitz Middle (math 29% / reading 36%, grade F, #947 of 1,662 statewide, top 58%, 1,303 students, 51% 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 52% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($105k/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 $2k of loan paydown is wiped out by about $10k 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 4 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→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,904 (13.0% 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. 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?
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: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.6

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-61,904
• Equity at exit: $49,839

10-year hold

• IRR: -18.2%
• Equity multiple: 0.12×
• Total profit: $-82,150
• Equity at exit: $28,901

Cash invested: $93,593 (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: 9.6×

Monthly cashflow live

• Estimated rent: $2,909 high
• Mortgage (P&I): −$1,753
• Tax est. 1.5%: −$418 /mo · $5,014/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $-12

Break-even live

Break-even rent $2,924

Max offer price $332,545

Occupancy floor 95%

Sensitivity live

Price	-10% $219	-5% $104	+0% $-12	+5% $-127	+10% $-243
Rent	-10% $-242	-5% $-127	+0% $-12	+5% $103	+10% $218
Rate	-1.0pp $156	-0.5pp $73	base $-12	+0.5pp $-98	+1.0pp $-187

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: $83,565
• Closing costs: $10,028
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7320 Fossell Ranch Rd Odessa, TX	3.0	2.0	1707	$2,600	$1.52	22d	1	0.58mi
7616 Orange Blossom Rd Odessa, TX	3.0	2.0	1532	$2,650	$1.73	45d	1	0.60mi
7315 W Pile Ranch Rd Odessa, TX	4.0	2.0	1775	$2,600	$1.46	15d	1	0.60mi
7625 Purple Vitex Rd Odessa, TX	4.0	2.0	1735	$2,700	$1.56	45d	1	0.61mi
7625 Purple Vitex Rd Odessa, TX	4.0	2.0	1735	$2,700	$1.56	22d	1	0.61mi
7108 Red Canyon Rd Odessa, TX	5.0	2.0	2009	$3,500	$1.74	45d	1	0.61mi
7705 Brown Bark Rd Odessa, TX	3.0	2.0	1532	$3,500	$2.28	45d	1	0.66mi
7710 Purple Vitex Rd Odessa, TX	4.0	2.0	1836	$3,950	$2.15	45d	1	0.68mi
6928 Rocking L Ranch Rd Odessa, TX	4.0	2.0	1838	$2,795	$1.52	22d	1	0.68mi
6919 Kate Reed Dr Odessa, TX	4.0	2.0	1574	$2,700	$1.72	45d	1	0.68mi
7710 Brown Bark Rd Odessa, TX	5.0	2.0	1998	$4,200	$2.10	22d	1	0.69mi
6918 Brooks Ranch Rd Odessa, TX	3.0	2.0	1707	$2,800	$1.64	22d	1	0.69mi
7335 Horton Ranch Rd Odessa, TX	3.0	2.5	2010	$3,500	$1.74	45d	1	0.70mi
25 Purple Sage Ranch Cir Odessa, TX	3.0	2.0	1707	$2,700	$1.58	22d	1	0.73mi
7300 White Cliff Rd Odessa, TX	4.0	2.0	1729	$2,700	$1.56	15d	1	0.74mi
6909 Boss Ranch Rd Odessa, TX	4.0	2.0	1800	$875	$0.49	45d	1	0.75mi
7507 Orion Rd Odessa, TX	4.0	2.0	1838	$2,700	$1.47	22d	1	0.76mi
7526 Horton Ranch Rd Odessa, TX	4.0	2.0	1830	$2,700	$1.48	22d	1	0.78mi
7526 Horton Ranch Rd Odessa, TX	4.0	2.0	1840	$2,600	$1.41	15d	1	0.78mi
7539 Orion Rd Odessa, TX	4.0	2.0	1782	$2,800	$1.57	15d	1	0.86mi
7541 Orion Rd Gardendale, TX	4.0	2.0	1574	$2,495	$1.59	15d	1	0.86mi
6900 Cross B Rd Odessa, TX	1.0–3.0	1.0–2.0	1108	$2,875	$2.59	15d	12	1.00mi

Listing history 4 events

1. 2026-06-21
   days on market $334,260 Active 4 DOM
2. 2026-06-19
   days on market $334,260 Active 2 DOM
3. 2026-06-17
   remarks 490-char remark
4. 2026-06-17
   listed $334,260 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 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 3/10 Moderate 5% 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: $34,908
• − Mortgage interest: −$18,724
• − Property taxes: −$5,014
• − Insurance: −$1,671
• − Repairs & maintenance: −$2,793
• − Management: −$2,793
• − Depreciation: −$9,724
• Taxable loss: −$5,810
• Est. tax savings @ 24.0%: +$1,394
• After-tax cash flow: $1,252/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 · 2 photos

Good 80/100 None rehab

This single-family home is in good condition with no major repairs needed. It has a good exterior, well-maintained interior, and a good HVAC system. The highest-ROI updates would be painting and landscaping to enhance curb appeal and add value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both HVAC maintenance — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both HVAC maintenance — Improves comfort and energy efficiency ↑

ⓘ 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

• 2026-06-17 Listed $334,260 ODMLS