12880 W Whirlaway Dr · West Odessa, TX 79763

$180,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 26 Days on market

Built 1998 Fair condition 1.00 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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash -only sale! Great Investment opportunity on 1 acre featuring a 3 bed 2 bath mobile home with 3 RV hookups already installed. Property includes a large chicken barn/storage building with multiple uses such as workshop, storage or livestock space. Plenty of room for country living, Rentals or future improvements. Water well not working using a water tank for water.

Key facts

• Chicken barn
• 3 rv hookups
• Storage building

Tags

• 1 ACRE
• 3 RV HOOKUPS
• CHICKEN BARN
• STORAGE BUILDING
• WORKSHOP
• LIVESTOCK SPACE

Property features AI

Exterior

• Utilities: Well water; Septic tank sewer; Propane
• Home design: Residential single-family home; Single wide mobile body type
• Construction: Built on other-type foundation; Other roof
• Exterior features: Patio; Solar panels

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Water heater; No fireplace listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.

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: Lauro Cavazos El (math 12% / reading 15%, grade F, #4,138 of 4,322 statewide, top 96%, 680 students, 83% FRL); Ector College Prep Success Academy (math 18% / reading 24%, grade F, #1,387 of 1,662 statewide, top 85%, 1,384 students, 72% FRL, charter); 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 75% FRL vs 56% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 123 active listings in the ZIP; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 8.1

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-15,665
• Equity at exit: $26,839

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $3,823
• Equity at exit: $15,563

Cash invested: $50,400 (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 79763

• Active inventory: 123
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,842 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $212

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 84%

Sensitivity live

Price	-10% $336	-5% $274	+0% $212	+5% $149	+10% $87
Rent	-10% $66	-5% $139	+0% $212	+5% $284	+10% $357
Rate	-1.0pp $302	-0.5pp $257	base $212	+0.5pp $165	+1.0pp $117

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $180,000 Active 26 DOM
2. 2026-06-19
   days on market $180,000 Active 24 DOM
3. 2026-06-18
   days on market $180,000 Active 23 DOM
4. 2026-06-17
   days on market $180,000 Active 22 DOM
5. 2026-06-16
   days on market $180,000 Active 21 DOM
6. 2026-06-15
   days on market $180,000 Active 20 DOM
7. 2026-06-14
   days on market $180,000 Active 18 DOM
8. 2026-06-13
   days on market $180,000 Active 17 DOM
9. 2026-06-10
   days on market $180,000 Active 15 DOM
10. 2026-06-09
    days on market $180,000 Active 14 DOM
11. 2026-06-08
    days on market $180,000 Active 13 DOM
12. 2026-06-07
    days on market $180,000 Active 12 DOM
13. 2026-06-03
    days on market $180,000 Active 7 DOM
14. 2026-06-01
    days on market $180,000 Active 6 DOM
15. 2026-05-31
    days on market $180,000 Active 5 DOM
16. 2026-05-30
    days on market $180,000 Active 4 DOM
17. 2026-05-26
    listed $180,000 Active

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 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: $22,109
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$5,236
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $2,622/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 · 22 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and updates to improve its condition and increase its value for resale or rental.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement
• Moderate bathroom fixtures — basic and in need of replacement
• Major exterior siding — rusty and in need of replacement
• Major deck — worn and in need of repair or replacement

Value-add opportunities

• Both paint interior walls — improves appearance and value
• Both replace kitchen cabinets and countertops — modernizes the space and increases value
• Both replace bathroom fixtures — modernizes the space and increases value
• Both repair or replace deck — improves curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · basic and in need of replacement	Moderate	$3,000–15,000
exterior siding · rusty and in need of replacement	Major	$15,000–50,000
deck · worn and in need of repair or replacement	Major	$15,000–50,000
Total estimated repair cost · 5 items		$39,000–145,000

Value-add ROI direction

• Both paint interior walls — improves appearance and value ↑
• Both replace kitchen cabinets and countertops — modernizes the space and increases value ↑
• Both replace bathroom fixtures — modernizes the space and increases value ↑
• Both repair or replace deck — improves curb appeal and functionality ↑

ⓘ 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 — 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
• County: Ector County · 131,169 people
• City population: 61,683
• Metro: Odessa, TX
• Population (ZIP): 35,174
• Household income: $56,877
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 842.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 24% White 19% Black 2%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▼ -213.81%
• Current HPI: 254.9773
• Rent YoY: —
• 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

• 2026-05-26 Listed $180,000 ODMLS