2112 N Washington Ave · Odessa, TX 79761

$185,000

4 bd · 3.0 ba · 2,366 sqft · SingleFamily public records · 83 Days on market

Built 1949 8,712 sqft lot $78/sqft · 165% above area ↓ 45% 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 3-bath home on a corner lot close to schools in Odessa. Features original wood flooring, two large living areas, and oversized bedrooms. Newly remodeled primary bathroom. Abundant storage with multiple walk-in closets. Kitchen offers tons of cabinet space plus a wet bar. Large laundry room. Huge barn-style entertainment area perfect for gatherings, with separate his-and-her bathrooms behind the home.

Key facts

• Oversized bedrooms
• Abundant storage
• 8,712 sq ft lot

Tags

• ORIGINAL WOOD FLOORING
• TWO LARGE LIVING AREAS
• OVERSIZED BEDROOMS
• ABUNDANT STORAGE
• MULTIPLE WALK-IN CLOSETS
• TONS OF CABINET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% 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: Rents soft (-0.7%/yr); 96 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($68k/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 83 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.98%
• Cash-on-cash: 13.18%
• DSCR: 1.59
• GRM: 6.9

CMA / ARV

• ARV (median comp): $69,791
• List price: $185,000
• Delta: 165.08%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 W 20th St	0.26mi	3/2.0 (-1)	2,084 (-12%)	24mo	$44,900	$22	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-282
• Equity at exit: $27,584

10-year hold

• IRR: 6.3%
• Equity multiple: 1.41×
• Total profit: $21,141
• Equity at exit: $15,995

Cash invested: $51,800 (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 79761

• Home prices YoY: -31.4%
• Rents YoY: -0.7%
• Active inventory: 96
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$970
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $569

Break-even live

Break-even rent $1,503

Max offer price $185,000

Occupancy floor 69%

Sensitivity live

Price	-10% $674	-5% $621	+0% $569	+5% $517	+10% $464
Rent	-10% $393	-5% $481	+0% $569	+5% $657	+10% $745
Rate	-1.0pp $662	-0.5pp $616	base $569	+0.5pp $521	+1.0pp $472

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1506 N Alleghaney Ave Odessa, TX	4.0	2.0	2400	$2,650	$1.10	22d	1	0.53mi
314 Santa Rita Dr Odessa, TX	3.0	2.0	2072	$1,875	$0.90	22d	1	0.78mi
237 Orchard Dr Odessa, TX	4.0	2.0	1768	$2,000	$1.13	14d	1	0.82mi
1800 W 23rd St Odessa, TX	3.0	2.5	1880	$2,650	$1.41	45d	1	1.15mi
1401 E 18th St Odessa, TX	3.0	2.0	1690	$2,000	$1.18	14d	1	1.34mi
406 San Jacinto St Odessa, TX	5.0	3.0	3308	$2,500	$0.76	14d	1	1.47mi

Listing history 9 events

1. 2026-06-21
   days on market $185,000 Active 83 DOM
2. 2026-06-19
   days on market $185,000 Active 81 DOM
3. 2026-06-18
   remarks 442-char remark
4. 2026-06-18
   pricestatusdays on market $185,000 Active 80 DOM
5. 2026-05-15
   price $190,000 423-char remark

   Show marketing remark (423 chars)

   Spacious 4-bedroom, 3-bath home on a corner lot close to schools in Odessa. Features original wood flooring, two large living areas, and oversized bedrooms. Newly remodeled primary bathroom. Abundant storage with multiple walk-in closets. Kitchen offers tons of cabinet space plus a wet bar. Large laundry room. Huge barn-style entertainment area perfect for gatherings, with separate his-and-her bathrooms behind the home.

6. 2026-04-01
   price $250,000 423-char remark

   Show marketing remark (423 chars)

   Spacious 4-bedroom, 3-bath home on a corner lot close to schools in Odessa. Features original wood flooring, two large living areas, and oversized bedrooms. Newly remodeled primary bathroom. Abundant storage with multiple walk-in closets. Kitchen offers tons of cabinet space plus a wet bar. Large laundry room. Huge barn-style entertainment area perfect for gatherings, with separate his-and-her bathrooms behind the home.

7. 2026-03-02
   listed $290,000 Active 423-char remark

   Show marketing remark (423 chars)

   Spacious 4-bedroom, 3-bath home on a corner lot close to schools in Odessa. Features original wood flooring, two large living areas, and oversized bedrooms. Newly remodeled primary bathroom. Abundant storage with multiple walk-in closets. Kitchen offers tons of cabinet space plus a wet bar. Large laundry room. Huge barn-style entertainment area perfect for gatherings, with separate his-and-her bathrooms behind the home.

8. 2025-08-23
   price $348,000
9. 2003-02-14
   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: $1,683 · $140/mo
• Projected year-2 tax: $3,386 · $282/mo
• Expected delta: +$1,703/yr (+$142/mo · 101.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $26,679
• − Mortgage interest: −$10,363
• − Property taxes: −$1,683
• − Insurance: −$925
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$5,382
• Taxable income: $4,058
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $5,853/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): 30,164
• Household income: $68,228
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1352.0

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 (67%)
• Race & ethnicity: Hispanic / Latino 67% White 23% Two or more races 20% Black 8% Asian 1%
• Hispanic origin (detail): Mexican 61%
• Common ancestry: Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 50% English-only · Spanish 48%

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: ▼ -116.66%
• Current HPI: 254.9159
• Rent YoY: ▼ -0.66%
• 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

-45.4% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $190,000 ODMLS
• 2026-04-01 Price Changed $250,000 ODMLS
• 2026-03-02 Listed $290,000 ODMLS
• 2025-08-23 Price Changed $348,000 ODMLS
• 2003-02-14 Sold (Public Records) — Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,683 · -37.2% YoY. Source: county tax records.