207 E Neal St · Odessa, TX 79764

$195,000

2 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 210 Days on market

Built 2018 0.25 ac lot $160/sqft · 60% above area ↓ 22% 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 2 bedroom, 2 bathroom mobile home fresh paint and carpet throughout. Featuring two shops, both are equipped with 110 and 220 AMP. This property also includes plenty of parking and space for all your hobbies , storage or small projects. A unique property offering versatility and functionality. MOVE IN AND HOBBY READY. Must see to appreciate.

Key facts

• Space for hobbies
• Storage
• Functionality

Tags

• PLENTY OF PARKING
• SPACE FOR HOBBIES
• STORAGE
• VERSATILITY
• FUNCTIONALITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% 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, schools 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.
• Market conditions: 107 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% 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 $6k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($172k) 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.16% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.01%
• DSCR: 1.58
• GRM: 7.2

CMA / ARV

• ARV (median comp): $121,847
• List price: $195,000
• Delta: 60.04%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $6,041
• Equity at exit: $29,075

10-year hold

• IRR: 12.4%
• Equity multiple: 1.98×
• Total profit: $53,561
• Equity at exit: $16,860

Cash invested: $54,600 (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: 107
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,261 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$90 /mo · $1,085/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $592

Break-even live

Break-even rent $1,512

Max offer price $195,000

Occupancy floor 69%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
493 Chitalpa Dr Odessa, TX	3.0	2.0	1254	$2,500	$1.99	43d	1	1.13mi
8623 Holiday Dr Odessa, TX	3.0	2.0	1231	$1,800	$1.46	43d	1	1.20mi
6015 N Golder Ave Odessa, TX	3.0	1.0	1140	$3,500	$3.07	43d	1	1.24mi
6819 Ector Ave Odessa, TX	2.0	1.5	1295	$1,650	$1.27	13d	1	1.30mi
8637 Tulane Ave Odessa, TX	3.0	2.0	1044	$1,700	$1.63	43d	1	1.49mi

Listing history 21 events

1. 2026-06-15
   days on market $195,000 Active 210 DOM
2. 2026-06-14
   days on market $195,000 Active 208 DOM
3. 2026-06-13
   days on market $195,000 Active 207 DOM
4. 2026-06-10
   days on market $195,000 Active 205 DOM
5. 2026-06-09
   days on market $195,000 Active 204 DOM
6. 2026-06-08
   days on market $195,000 Active 203 DOM
7. 2026-06-07
   days on market $195,000 Active 202 DOM
8. 2026-06-03
   days on market $195,000 Active 197 DOM
9. 2026-06-01
   days on market $195,000 Active 196 DOM
10. 2026-05-31
    days on market $195,000 Active 195 DOM
11. 2026-05-30
    days on market $195,000 Active 194 DOM
12. 2026-04-30
    price $195,000 359-char remark

    Show marketing remark (359 chars)

    Well-maintained 2 bedroom, 2 bathroom mobile home fresh paint and carpet throughout. Featuring two shops, both are equipped with 110 and 220 AMP. This property also includes plenty of parking and space for all your hobbies , storage or small projects. A unique property offering versatility and functionality. MOVE IN AND HOBBY READY. Must see to appreciate.

13. 2026-04-07
    price $228,500 359-char remark

    Show marketing remark (359 chars)

    Well-maintained 2 bedroom, 2 bathroom mobile home fresh paint and carpet throughout. Featuring two shops, both are equipped with 110 and 220 AMP. This property also includes plenty of parking and space for all your hobbies , storage or small projects. A unique property offering versatility and functionality. MOVE IN AND HOBBY READY. Must see to appreciate.

14. 2026-03-02
    price $233,500 359-char remark

    Show marketing remark (359 chars)

    Well-maintained 2 bedroom, 2 bathroom mobile home fresh paint and carpet throughout. Featuring two shops, both are equipped with 110 and 220 AMP. This property also includes plenty of parking and space for all your hobbies , storage or small projects. A unique property offering versatility and functionality. MOVE IN AND HOBBY READY. Must see to appreciate.

15. 2026-01-02
    price $238,500 359-char remark

    Show marketing remark (359 chars)

    Well-maintained 2 bedroom, 2 bathroom mobile home fresh paint and carpet throughout. Featuring two shops, both are equipped with 110 and 220 AMP. This property also includes plenty of parking and space for all your hobbies , storage or small projects. A unique property offering versatility and functionality. MOVE IN AND HOBBY READY. Must see to appreciate.

16. 2025-11-18
    listed $245,000 Active 359-char remark

    Show marketing remark (359 chars)

    Well-maintained 2 bedroom, 2 bathroom mobile home fresh paint and carpet throughout. Featuring two shops, both are equipped with 110 and 220 AMP. This property also includes plenty of parking and space for all your hobbies , storage or small projects. A unique property offering versatility and functionality. MOVE IN AND HOBBY READY. Must see to appreciate.

17. 2025-03-31
    price $209,990
18. 2024-12-16
    price $249,900
19. 2015-08-10
    soldstatus
20. 2014-12-15
    soldstatus
21. 2000-06-20
    soldstatus

ⓘ 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: $1,085 · $90/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$2,484/yr (+$207/mo · 229.0%)

ⓘ 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 7/10 Severe
• 🌡 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: $27,132
• − Mortgage interest: −$10,923
• − Property taxes: −$1,085
• − Insurance: −$975
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$5,673
• Taxable income: $4,135
• Est. tax owed @ 24.0%: −$992
• After-tax cash flow: $6,111/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

• City population: 131,169
• 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

-22.0% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $195,000 ODMLS
• 2026-04-07 Price Changed $228,500 ODMLS
• 2026-03-02 Price Changed $233,500 ODMLS
• 2026-01-02 Price Changed $238,500 ODMLS
• 2025-11-18 Listed $245,000 ODMLS
• 2025-03-31 Price Changed $209,990 ODMLS
• 2024-12-16 Price Changed $249,900 ODMLS
• 2015-08-10 Sold (Public Records) — Public Records
• 2014-12-15 Sold (Public Records) — Public Records
• 2000-06-20 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,085 · -8.4% YoY. Source: county tax records.