1805 Patton Dr · Odessa, TX 79761

$245,000

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 9 Days on market

Built 1954 7,187 sqft lot

---

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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• 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

Cute 3 bed, 2 bath home with lots of updates. This home has 2 extra rooms that could be used as an office, guest room, 2nd living area, playroom, whatever your needs are. Gorgeous kitchen with granite and white subway tile. Granite and tile in main bathroom. Wood look tile through most of the home. New Ac/Heat, insulation, waterline to alley, gas line and newer roof (2018). Fresh paint in most of the inside. Cinderblock fence and storage shed in back. Close to schools and shopping.

Key facts

• 7,187 sq ft lot
• Built 1954
• Listed 8 days

Property features AI

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane
• Home design: Residential single-family home
• Construction: Stucco exterior; Composition roof; Pillar/post/pier foundation; Built as a single-family residence
• Exterior features: Landscaped yard; Paved road access; Workshop on the property; Solar panels

Interior

• Kitchen: Gas range; Dishwasher; Disposal; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storm windows with drapes and blinds; Smoke detectors; Thermostat
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $60 ($723/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 $205k (16.2% below list).
• Recommended offer: $205k (16.2% 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: Dowling El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 440 students, 88% FRL); Bonham Middle (math 9% / reading 16%, grade F, #1,616 of 1,662 statewide, top 97%, 867 students, 65% FRL); 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 soft (-0.7%/yr); 93 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $7k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,191 (16.2% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.84% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-41,925
• Equity at exit: $36,530

10-year hold

• IRR: -16.5%
• Equity multiple: 0.20×
• Total profit: $-55,008
• Equity at exit: $21,183

Cash invested: $68,600 (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 79761

• Home prices YoY: -31.4%
• Rents YoY: -0.7%
• Active inventory: 93
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,052 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $60

Break-even live

Break-even rent $1,976

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 Emerald Ave Odessa, TX	3.0	2.0	1992	$2,500	$1.26	44d	1	0.30mi
2826 Hilltop Dr Odessa, TX	4.0	2.0	1307	$2,000	$1.53	13d	1	0.31mi
1709 Byron Ave Odessa, TX	3.0	2.0	1981	$1,975	$1.00	44d	1	0.31mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1508	$1,800	$1.19	13d	1	0.34mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1374	$1,800	$1.31	21d	1	0.34mi
1401 E 18th St Odessa, TX	3.0	2.0	1690	$2,000	$1.18	13d	1	0.43mi
2905 Byron Ave Odessa, TX	3.0	2.0	1816	$2,400	$1.32	13d	1	0.44mi
3009 N Century Ave Odessa, TX	3.0	2.0	1909	$2,600	$1.36	44d	1	0.49mi
2801 Redbud Ave Odessa, TX	3.0	2.0	1558	$1,800	$1.16	13d	1	0.49mi
1513 E 11th St Odessa, TX	3.0	2.0	1728	$3,300	$1.91	44d	1	0.62mi
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	13d	1	0.72mi
3420 Fairlane Ave Odessa, TX	3.0	2.0	2164	$2,100	$0.97	21d	1	0.75mi
701 Hillcrest Ave Odessa, TX	3.0	2.0	1344	$1,400	$1.04	44d	1	0.93mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	21d	1	0.97mi
3616 E 30th St Odessa, TX	3.0	2.0	1436	$1,995	$1.39	44d	1	1.01mi
2511 Beechwood St Odessa, TX	3.0	2.0	2200	$2,595	$1.18	13d	1	1.01mi
1220 Adams Ave Unit 4 Odessa, TX	4.0	1.0	1063	$1,750	$1.65	44d	1	1.05mi
3812 E Everglade Ave Odessa, TX	3.0	2.0	1861	$2,500	$1.34	21d	1	1.08mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	44d	1	1.10mi
1012 Adams Ave Unit C2BBUILDING C Odessa, TX	4.0	1.0	1066	$1,750	$1.64	44d	1	1.12mi
1012 Adams Ave Unit C1BBUILDING C Odessa, TX	4.0	1.0	1066	$1,800	$1.69	44d	1	1.12mi
2620 Cambridge St Odessa, TX	3.0	2.0	1595	$1,950	$1.22	21d	1	1.20mi
4207 Dakota Ave Odessa, TX	3.0	2.0	1904	$2,300	$1.21	44d	1	1.23mi
2705 Cambridge St Odessa, TX	3.0	2.0	1456	$2,400	$1.65	21d	1	1.25mi
3916 Boulder Ave Odessa, TX	3.0	2.0	1935	$2,100	$1.09	21d	1	1.27mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	44d	1	1.30mi
4217 Redbud Ave Odessa, TX	3.0	1.5	1203	$2,200	$1.83	13d	1	1.30mi
1308 Alpine St Odessa, TX	3.0	2.0	1800	$2,195	$1.22	13d	1	1.31mi
4233 Bonham Ave Odessa, TX	3.0	2.0	1144	$1,600	$1.40	44d	1	1.33mi
1315 N Jackson Ave Odessa, TX	3.0	2.0	1216	$1,500	$1.23	13d	1	1.35mi
3310 Tanglewood Ln Unit 1 Odessa, TX	3.0	2.5	1732	$2,200	$1.27	21d	1	1.38mi
3312 Tanglewood Ln Odessa, TX	3.0	2.5	1664	$2,000	$1.20	44d	1	1.38mi
4256 Bonham Ave Odessa, TX	3.0	2.0	1261	$1,600	$1.27	21d	1	1.41mi

Listing history 7 events

1. 2026-06-19
   days on market $245,000 Active 9 DOM
2. 2026-06-18
   days on market $245,000 Active 8 DOM
3. 2026-06-17
   days on market $245,000 Active 7 DOM
4. 2026-06-16
   days on market $245,000 Active 6 DOM
5. 2026-06-15
   days on market $245,000 Active 5 DOM
6. 2026-06-14
   days on market $245,000 Active 3 DOM
7. 2026-06-13
   listed $245,000 Active 2 DOM

ⓘ 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: $2,086 · $174/mo
• Projected year-2 tax: $4,484 · $374/mo
• Expected delta: +$2,397/yr (+$200/mo · 114.9%)

ⓘ 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 1/10 Low
• 🌡 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: $24,623
• − Mortgage interest: −$13,724
• − Property taxes: −$2,086
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$7,127
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $1,558/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

+23.1% since first listed

5 events — show timeline

• 2026-06-10 Listed $245,000 ODMLS
• 2021-11-30 Sold (Public Records) — Public Records
• 2021-11-24 Sold (MLS) — ODMLS
• 2021-08-17 Listed $199,000 ODMLS
• 1995-02-01 Sold (Public Records) — Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,086 · -41.4% YoY. Source: county tax records.