4750 Andrews Hwy #10 · Odessa, TX 79762

$163,000

3 bd · 2.0 ba · 1,800 sqft · Manufactured · 766 Days on market

Built 2024 Good condition ↓ 6% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Farmhouse kitchen with fireplace! Incredible kitchen and laundry room! This home has 3 bedroom 2 baths and massive living room. Perfect side door for carport access. Too many upgrades to mention. Price includes Delivery, set, air conditioner, skirting, caliche pad and steps.

Key facts

• Built 2024
• Listed 765 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $163k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $163k).
• Recommended offer: $143k (12.0% 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 rising (+1.4%/yr); 263 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $5k 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 766 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 766 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.25% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.65%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $961
• Equity at exit: $24,304

10-year hold

• IRR: 8.5%
• Equity multiple: 1.60×
• Total profit: $27,307
• Equity at exit: $14,093

Cash invested: $45,640 (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: 263
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,035 high
• Mortgage (P&I): −$855
• Tax est. 1.5%: −$204 /mo · $2,445/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $481

Break-even live

Break-even rent $1,426

Max offer price $163,000

Occupancy floor 71%

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 E 52nd St Unit 1 Odessa, TX	3.0	2.0	1410	$1,950	$1.38	21d	1	0.84mi
1308 Alpine St Odessa, TX	3.0	2.0	1800	$2,195	$1.22	13d	1	0.98mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	44d	1	1.06mi
237 Orchard Dr Odessa, TX	4.0	2.0	1768	$2,000	$1.13	13d	1	1.11mi
1529 E 52nd St Odessa, TX	3.0	2.0	1275	$2,200	$1.73	44d	1	1.13mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	21d	1	1.18mi
4207 Dakota Ave Odessa, TX	3.0	2.0	1904	$2,300	$1.21	44d	1	1.31mi
5704 Winchester Ave Odessa, TX	4.0	2.0	2354	$2,700	$1.15	21d	1	1.35mi
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	13d	1	1.43mi
1813 Petroleum Dr Odessa, TX	3.0	2.0	1299	$1,700	$1.31	21d	1	1.44mi
1710 Wrigley Dr Odessa, TX	4.0	2.0	1578	$2,800	$1.77	21d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $163,000 Active 766 DOM
2. 2026-06-18
   days on market $163,000 Active 765 DOM
3. 2026-06-17
   days on market $163,000 Active 764 DOM
4. 2026-06-16
   days on market $163,000 Active 763 DOM
5. 2026-06-15
   days on market $163,000 Active 762 DOM
6. 2026-06-14
   days on market $163,000 Active 760 DOM
7. 2026-06-13
   days on market $163,000 Active 759 DOM
8. 2026-06-10
   days on market $163,000 Active 757 DOM
9. 2026-06-09
   days on market $163,000 Active 756 DOM
10. 2026-06-08
    days on market $163,000 Active 755 DOM
11. 2026-06-07
    days on market $163,000 Active 754 DOM
12. 2026-06-03
    days on market $163,000 Active 749 DOM
13. 2026-06-01
    days on market $163,000 Active 748 DOM
14. 2026-05-31
    days on market $163,000 Active 747 DOM
15. 2026-05-30
    days on market $163,000 Active 746 DOM
16. 2024-05-29
    price $163,000 275-char remark

    Show marketing remark (275 chars)

    Farmhouse kitchen with fireplace! Incredible kitchen and laundry room! This home has 3 bedroom 2 baths and massive living room. Perfect side door for carport access. Too many upgrades to mention. Price includes Delivery, set, air conditioner, skirting, caliche pad and steps.

17. 2024-05-14
    listed $172,999 Active 275-char remark

    Show marketing remark (275 chars)

    Farmhouse kitchen with fireplace! Incredible kitchen and laundry room! This home has 3 bedroom 2 baths and massive living room. Perfect side door for carport access. Too many upgrades to mention. Price includes Delivery, set, air conditioner, skirting, caliche pad and steps.

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 18 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: $24,420
• − Mortgage interest: −$9,131
• − Property taxes: −$2,445
• − Insurance: −$815
• − Repairs & maintenance: −$1,954
• − Management: −$1,954
• − Depreciation: −$4,742
• Taxable income: $3,380
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $4,963/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 manufactured home is in good condition with modern finishes and a well-maintained exterior. Minor updates to the exterior and interior can further enhance its value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value
• Both Replace window blinds — New blinds can improve energy efficiency and aesthetics
• Both Install smart home devices — Modern technology can increase home's marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint can enhance curb appeal and value ↑
• Both Replace window blinds — New blinds can improve energy efficiency and aesthetics ↑
• Both Install smart home devices — Modern technology can increase home's marketability ↑

ⓘ 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): 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

-5.8% since first listed

2 events — show timeline

• 2024-05-29 Price Changed $163,000 Zillow
• 2024-05-14 Listed $172,999 Zillow