1303 Masquerade Blvd · Odessa, TX 79765

$315,000

3 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 141 Days on market

Built 2021 Good condition 5,662 sqft lot $154/sqft · 7% below area Est $337k · 7% under ↓ 3% since listing

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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 +11.2/30.0
• ARV discount +10.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, gently lived in, contemporary brick home in excellent condition. The home features an open concept living, dining and kitchen areas providing a spacious feel. Granite clad kitchen with all of the appliances included in the sale. Sequestered primary bedroom with a spa like bathroom featuring granite countertops, dual sinks and a separate tub and shower. Two good sized guest bedrooms and a second bath. Plus a low maintenance fenced yard with a covered patio for entertaining.

Key facts

• Open concept living
• Spa like bathroom
• Covered patio

Tags

• OPEN CONCEPT LIVING
• GRANITE CLAD KITCHEN
• SPA LIKE BATHROOM
• LOW MAINTENANCE FENCED YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (20.6% below list).
• Recommended offer: $250k (20.6% 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: Barbara Jordan El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 854 students, 51% FRL); Wilson & Young Medal of Honor Middle (math 14% / reading 31%, grade F, #1,341 of 1,662 statewide, top 82%, 1,245 students, 56% FRL); Permian H S (math 19% / reading 29%, grade F, #1,333 of 1,632 statewide, top 82%, 3,978 students, 51% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $9k 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 141 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.

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 $250,242 (20.6% 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 141 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.5

CMA / ARV

• ARV (median comp): $337,311
• List price: $315,000
• Delta: -6.61%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8914 Ratliff Ridge Ave	0.29mi	3/2.0	1,760 (-14%)	22mo	$289,000	$164	45

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 · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -21.7%
• Equity multiple: 0.26×
• Total profit: $-64,839
• Equity at exit: $46,968

10-year hold

• IRR: -22.5%
• Equity multiple: -0.02×
• Total profit: $-90,083
• Equity at exit: $27,235

Cash invested: $88,200 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,502 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$315 /mo · $3,783/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $-122

Break-even live

Break-even rent $2,656

Max offer price $293,534

Occupancy floor 100%

Sensitivity live

Price	-10% $57	-5% $-32	+0% $-122	+5% $-211	+10% $-300
Rent	-10% $-319	-5% $-220	+0% $-122	+5% $-23	+10% $76
Rate	-1.0pp $37	-0.5pp $-41	base $-122	+0.5pp $-203	+1.0pp $-286

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	45d	1	0.03mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	22d	1	0.08mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	45d	1	0.12mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	14d	1	0.17mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	14d	1	0.19mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	45d	1	0.24mi
1508 E 89th St Odessa, TX	4.0	2.0	2056	$2,700	$1.31	22d	1	0.25mi
1808 Big Easy St Odessa, TX	4.0	2.5	2348	$2,950	$1.26	22d	1	0.29mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	22d	1	0.30mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	45d	1	0.32mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.42mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	22d	1	0.43mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	45d	1	0.43mi
88 Maverick Dr Odessa, TX	3.0	2.0	1403	$2,200	$1.57	45d	1	0.46mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	14d	1	0.51mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	45d	1	0.62mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	45d	1	0.63mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	14d	1	0.68mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	45d	1	0.75mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	22d	1	0.76mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	45d	1	0.81mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	45d	1	0.90mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	45d	1	0.92mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	14d	1	0.98mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	45d	1	1.01mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	45d	1	1.12mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	14d	1	1.18mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	14d	1	1.20mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	14d	1	1.20mi
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	45d	1	1.27mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	14d	1	1.48mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	45d	1	1.48mi

Listing history 10 events

1. 2026-06-10
   days on market $315,000 Active 141 DOM
2. 2026-06-09
   days on market $315,000 Active 140 DOM
3. 2026-06-08
   days on market $315,000 Active 139 DOM
4. 2026-06-07
   days on market $315,000 Active 138 DOM
5. 2026-06-03
   days on market $315,000 Active 133 DOM
6. 2026-06-01
   days on market $315,000 Active 132 DOM
7. 2026-05-31
   days on market $315,000 Active 131 DOM
8. 2026-05-30
   days on market $315,000 Active 130 DOM
9. 2026-03-31
   price $315,000 488-char remark

   Show marketing remark (488 chars)

   Beautiful, gently lived in, contemporary brick home in excellent condition. The home features an open concept living, dining and kitchen areas providing a spacious feel. Granite clad kitchen with all of the appliances included in the sale. Sequestered primary bedroom with a spa like bathroom featuring granite countertops, dual sinks and a separate tub and shower. Two good sized guest bedrooms and a second bath. Plus a low maintenance fenced yard with a covered patio for entertaining.

10. 2026-01-20
    listed $325,000 Active 488-char remark

    Show marketing remark (488 chars)

    Beautiful, gently lived in, contemporary brick home in excellent condition. The home features an open concept living, dining and kitchen areas providing a spacious feel. Granite clad kitchen with all of the appliances included in the sale. Sequestered primary bedroom with a spa like bathroom featuring granite countertops, dual sinks and a separate tub and shower. Two good sized guest bedrooms and a second bath. Plus a low maintenance fenced yard with a covered patio for entertaining.

ⓘ 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: $3,783 · $315/mo
• Projected year-2 tax: $5,764 · $480/mo
• Expected delta: +$1,981/yr (+$165/mo · 52.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $30,029
• − Mortgage interest: −$17,645
• − Property taxes: −$3,783
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,402
• − Management: −$2,402
• − Depreciation: −$9,164
• Taxable loss: −$6,943
• Est. tax savings @ 24.0%: +$1,666
• After-tax cash flow: $208/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 home is in excellent condition with a good condition score of 80. It features an open concept living area, granite kitchen, and a spa-like bathroom. The exterior is well-maintained, and the home is move-in ready with minor cosmetic updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Replacing ceiling fans with energy-efficient models — Improves energy efficiency and reduces maintenance costs
• Resale Upgrading kitchen appliances — Modernizes the kitchen and adds value
• Both Adding smart home features — Enhances convenience and adds value for both resale and rental

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replacing ceiling fans with energy-efficient models — Improves energy efficiency and reduces maintenance costs ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and adds value ↑
• Both Adding smart home features — Enhances convenience and adds value for both resale and rental ↑

ⓘ 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

-3.1% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $315,000 ODMLS
• 2026-01-20 Listed $325,000 ODMLS

Property tax history

+157.6%/yr

Latest (2025): $3,783 · -24.2% YoY. Source: county tax records.