3001 Pointer Ln Unit 13B · Odessa, TX 79765

$323,700

3 bd · 2.5 ba · 1,809 sqft · MultiFamily · 97 Days on market

Built 2015 Good condition 2,178 sqft lot $30/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.6/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Charming 3 bed, 2.5 bath townhome in the desirable Pointer Park subdivision! Features an open-concept layout, spacious kitchen with island, and a bright living area. Downstairs primary suite with walk-in closet and private bath. 2 guest bedrooms upstairs with an additional full bathroom. Enjoy an attached garage, and low-maintenance living close to schools, shopping, and main roads. Perfect for first-time buyers, investors, or those looking to downsize!

Key facts

• Bright living area
• Walk-in closet
• Private bath

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• BRIGHT LIVING AREA
• DOWNSTAIRS PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $324k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (21.7% below list).
• Recommended offer: $253k (21.7% 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: 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 flat; 433 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

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

• It's been on market 97 days — a 9% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $253,366 (21.7% 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. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.6

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: -25.0%
• Equity multiple: 0.17×
• Total profit: $-75,423
• Equity at exit: $48,265

10-year hold

• IRR: -30.6%
• Equity multiple: -0.23×
• Total profit: $-111,124
• Equity at exit: $27,988

Cash invested: $90,636 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$1,698
• Tax est. 1.5%: −$405 /mo · $4,856/yr
• Insurance: −$135
• HOA: −$30
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-265

Break-even live

Break-even rent $2,870

Max offer price $285,292

Occupancy floor —

Sensitivity live

Price	-10% $-42	-5% $-154	+0% $-265	+5% $-377	+10% $-489
Rent	-10% $-466	-5% $-366	+0% $-265	+5% $-165	+10% $-65
Rate	-1.0pp $-102	-0.5pp $-183	base $-265	+0.5pp $-349	+1.0pp $-435

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: $80,925
• Closing costs: $9,711
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Pointer Ln Unit 12D Odessa, TX	3.0	2.5	1704	$2,800	$1.64	22d	1	0.02mi
3001 Pointer Ln Unit 5B Odessa, TX	3.0	2.5	1817	$2,450	$1.35	45d	1	0.11mi
3404 Bastrop Ave Odessa, TX	4.0	2.0	2275	$2,800	$1.23	22d	1	0.34mi
7206 Raphael St Odessa, TX	3.0	2.0	1743	$2,800	$1.61	45d	1	0.36mi
7204 Donatello St Odessa, TX	3.0	2.0	1748	$2,400	$1.37	45d	1	0.37mi
907 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	45d	1	0.45mi
7214 Barksdale Ln Odessa, TX	3.0	2.0	1295	$2,000	$1.54	45d	1	0.46mi
1205 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,100	$1.21	45d	1	0.46mi
1207 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	45d	1	0.47mi
2804 Dustin Dr Odessa, TX	3.0	2.0	1890	$3,100	$1.64	15d	1	0.48mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,970	$1.61	15d	4	0.50mi
7230 Barksdale Ln Odessa, TX	3.0	2.0	1283	$2,100	$1.64	22d	1	0.50mi
7309 Bellini St Odessa, TX	4.0	2.0	2005	$3,000	$1.50	45d	1	0.52mi
7309 Raphael St Odessa, TX	3.0	2.0	1824	$3,500	$1.92	22d	1	0.52mi
503 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,200	$1.27	15d	1	0.57mi
3418 Rocky Lane Rd Odessa, TX	2.0	2.0	1537	$1,900	$1.24	22d	1	0.63mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	45d	1	1.19mi
7650 Tres Hermanas Blvd Odessa, TX	1.0–2.0	1.0–2.0	1055	$1,940	$1.84	45d	3	1.26mi
6210 Appaloosa Ln Odessa, TX	3.0	2.0	1550	$2,350	$1.52	45d	1	1.31mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 22 events

1. 2026-06-21
   days on market $323,700 Active 97 DOM
2. 2026-06-19
   days on market $323,700 Active 95 DOM
3. 2026-06-18
   days on market $323,700 Active 94 DOM
4. 2026-06-17
   days on market $323,700 Active 93 DOM
5. 2026-06-16
   days on market $323,700 Active 92 DOM
6. 2026-06-15
   days on market $323,700 Active 91 DOM
7. 2026-06-14
   days on market $323,700 Active 89 DOM
8. 2026-06-13
   days on market $323,700 Active 88 DOM
9. 2026-06-10
   days on market $323,700 Active 86 DOM
10. 2026-06-09
    days on market $323,700 Active 85 DOM
11. 2026-06-08
    days on market $323,700 Active 84 DOM
12. 2026-06-07
    days on market $323,700 Active 83 DOM
13. 2026-06-03
    days on market $323,700 Active 78 DOM
14. 2026-06-01
    days on market $323,700 Active 77 DOM
15. 2026-05-31
    days on market $323,700 Active 76 DOM
16. 2026-05-30
    days on market $323,700 Active 75 DOM
17. 2026-03-16
    listed $323,700 Active 457-char remark

    Show marketing remark (457 chars)

    Charming 3 bed, 2.5 bath townhome in the desirable Pointer Park subdivision! Features an open-concept layout, spacious kitchen with island, and a bright living area. Downstairs primary suite with walk-in closet and private bath. 2 guest bedrooms upstairs with an additional full bathroom. Enjoy an attached garage, and low-maintenance living close to schools, shopping, and main roads. Perfect for first-time buyers, investors, or those looking to downsize!

18. 2026-01-29
    listed $3,000
19. 2025-07-31
    historical $3,000
20. 2025-07-29
    listed $3,000
21. 2025-07-22
    historical $3,000
22. 2025-07-09
    listed $3,000

ⓘ 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 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: $30,404
• − Mortgage interest: −$18,132
• − Property taxes: −$4,856
• − Insurance: −$1,618
• − Repairs & maintenance: −$2,432
• − Management: −$2,432
• − HOA: −$360
• − Depreciation: −$9,417
• Taxable loss: −$8,844
• Est. tax savings @ 24.0%: +$2,122
• After-tax cash flow: $-1,063/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 2.5-bathroom townhome in Pointer Park subdivision is move-in ready with a good condition and modern amenities.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and value
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Replace window treatments — New window treatments can improve energy efficiency and aesthetics ↑
• Both Upgrade kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Both Install smart home devices — Smart home devices can improve convenience 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

+10690.0% since first listed

6 events — show timeline

• 2026-03-16 Listed $323,700 ODMLS
• 2026-01-29 Listed for Rent $3,000 ODMLS
• 2025-07-31 Rental Removed $3,000 ODMLS
• 2025-07-29 Listed for Rent $3,000 ODMLS
• 2025-07-22 Rental Removed $3,000 ODMLS
• 2025-07-09 Listed for Rent $3,000 ODMLS