6607 Alcove St · Odessa, TX 79762

$212,500

2 bd · 2.0 ba · 1,322 sqft · Other public records · 108 Days on market

Built 1981 3,441 sqft lot $161/sqft · 11% above area Est $191k · 11% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• ARV discount +2.6/15.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect little townhouse with low mantainice kitchen updated new fence in front small front courtyard with atorage shed Check out his 2 bedroom 2 bath yard. Has a new roof, new flooring, new paint 2 bedrroom 2 bath with a lovely fireplace

Key facts

• Tall privacy fence
• Private front patio
• Quiet neighborhood

Tags

• QUIET NEIGHBORHOOD
• CLOSE TO ELEMENTARY SCHOOL
• TALL PRIVACY FENCE
• PRIVATE FRONT PATIO
• CLOSE TO ENTERTAINMENT
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $212k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (0.3% below list).
• Recommended offer: $193k (9.0% 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.
• 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); 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); 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 rising (+1.4%/yr); 268 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 34% of the median local income ($75k/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 $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.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $193,375 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.00% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (median comp): $191,464
• List price: $212,500
• Delta: 10.99%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.51×
• Total profit: $-29,207
• Equity at exit: $31,684

10-year hold

• IRR: -8.0%
• Equity multiple: 0.53×
• Total profit: $-27,723
• Equity at exit: $18,373

Cash invested: $59,500 (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 79762

• Rents YoY: 1.4%
• Active inventory: 268
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,119 high
• Mortgage (P&I): −$1,114
• Tax from tax record: −$336 /mo · $4,032/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $135

Break-even live

Break-even rent $1,948

Max offer price $212,500

Occupancy floor 89%

Sensitivity live

Price	-10% $255	-5% $195	+0% $135	+5% $75	+10% $15
Rent	-10% $-32	-5% $51	+0% $135	+5% $219	+10% $302
Rate	-1.0pp $242	-0.5pp $189	base $135	+0.5pp $80	+1.0pp $24

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: $53,125
• Closing costs: $6,375
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Pointer Ln Unit 5B Odessa, TX	3.0	2.5	1817	$2,450	$1.35	46d	1	0.44mi
3001 Pointer Ln Unit 12D Odessa, TX	3.0	2.5	1704	$2,800	$1.64	23d	1	0.47mi
503 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,200	$1.27	15d	1	0.53mi
2201 Rocky Lane Rd Odessa, TX	1.0–2.0	1.0–2.5	900	$1,675	$1.86	15d	10	0.56mi
1205 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,100	$1.21	46d	1	0.61mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,570	$1.28	15d	4	0.67mi
7204 Donatello St Odessa, TX	3.0	2.0	1748	$2,400	$1.37	46d	1	0.75mi
3418 Rocky Lane Rd Odessa, TX	2.0	2.0	1537	$1,900	$1.24	23d	1	0.75mi
7206 Raphael St Odessa, TX	3.0	2.0	1743	$2,800	$1.61	46d	1	0.77mi
7309 Raphael St Odessa, TX	3.0	2.0	1824	$3,500	$1.92	23d	1	0.93mi
7214 Barksdale Ln Odessa, TX	3.0	2.0	1295	$2,000	$1.54	46d	1	0.94mi
7230 Barksdale Ln Odessa, TX	3.0	2.0	1283	$2,100	$1.64	23d	1	0.99mi
105 Quail Run Odessa, TX	3.0	2.0	1560	$2,600	$1.67	46d	1	1.18mi
1326 French Ave Unit A Odessa, TX	2.0	1.5	1600	$2,000	$1.25	46d	1	1.39mi

Listing history 30 events

1. 2026-06-23
   days on market $212,500 Active 108 DOM
2. 2026-06-21
   days on market $212,500 Active 107 DOM
3. 2026-06-19
   days on market $212,500 Active 105 DOM
4. 2026-06-18
   days on market $212,500 Active 104 DOM
5. 2026-06-17
   days on market $212,500 Active 103 DOM
6. 2026-06-16
   days on market $212,500 Active 102 DOM
7. 2026-06-15
   days on market $212,500 Active 101 DOM
8. 2026-06-14
   pricedays on market $212,500 Active 99 DOM
9. 2026-06-13
   days on market $214,900 Active 98 DOM
10. 2026-06-10
    days on market $214,900 Active 96 DOM
11. 2026-06-09
    days on market $214,900 Active 95 DOM
12. 2026-06-08
    days on market $214,900 Active 94 DOM
13. 2026-06-07
    days on market $214,900 Active 93 DOM
14. 2026-06-01
    days on market $214,900 Active 88 DOM
15. 2026-05-31
    days on market $214,900 Active 87 DOM
16. 2026-05-30
    days on market $214,900 Active 86 DOM
17. 2026-05-12
    price $214,900
18. 2026-04-28
    price $217,900
19. 2026-04-01
    price $219,900
20. 2018-04-16
    soldstatus
21. 2018-04-13
    soldstatus 239-char remark

    Show marketing remark (239 chars)

    Perfect little townhouse with low mantainice kitchen updated new fence in front small front courtyard with atorage shed Check out his 2 bedroom 2 bath yard. Has a new roof, new flooring, new paint 2 bedrroom 2 bath with a lovely fireplace

22. 2018-03-28
    listed $169,900 239-char remark

    Show marketing remark (239 chars)

    Perfect little townhouse with low mantainice kitchen updated new fence in front small front courtyard with atorage shed Check out his 2 bedroom 2 bath yard. Has a new roof, new flooring, new paint 2 bedrroom 2 bath with a lovely fireplace

23. 2012-05-01
    soldstatus
24. 2012-04-30
    soldstatus
25. 2012-03-14
    listed $127,500
26. 2003-04-03
    soldstatus
27. 2003-04-03
    soldstatus
28. 2003-02-12
    listed $70,000
29. 2000-06-29
    soldstatus
30. 2000-05-01
    listed $57,900

ⓘ 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: $4,032 · $336/mo
• Projected year-2 tax: $4,032 · $336/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 27% 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: $25,425
• − Mortgage interest: −$11,903
• − Property taxes: −$4,032
• − Insurance: −$1,062
• − Repairs & maintenance: −$2,034
• − Management: −$2,034
• − Depreciation: −$6,182
• Taxable loss: −$1,823
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $2,056/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): 39,927
• Household income: $75,272
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1477.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 38% Two or more races 22% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 45% Cuban 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -194.97%
• Current HPI: 229.6022
• Rent YoY: ▲ 1.36%
• 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

+271.2% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $214,900 ODMLS
• 2026-04-28 Price Changed $217,900 ODMLS
• 2026-04-01 Price Changed $219,900 ODMLS
• 2018-04-16 Sold (Public Records) — Public Records
• 2018-04-13 Sold (MLS) — ODMLS
• 2018-03-28 Listed $169,900 ODMLS
• 2012-05-01 Sold (Public Records) — Public Records
• 2012-04-30 Sold (MLS) — ODMLS
• 2012-03-14 Listed $127,500 ODMLS
• 2003-04-03 Sold (Public Records) — Public Records
• 2003-04-03 Sold (MLS) — ODMLS
• 2003-02-12 Listed $70,000 ODMLS
• 2000-06-29 Sold (MLS) — ODMLS
• 2000-05-01 Listed $57,900 ODMLS

Property tax history

+4.4%/yr

Latest (2025): $4,032 · +6.5% YoY. Source: county tax records.