2933 Rusa St · Odessa, TX 79765

$304,515

4 bd · 2.0 ba · 1,573 sqft · SingleFamily · 56 Days on market

Built 2026 Good condition

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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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2933 Rusa Street! The Elk is one of our new one-story floor plans offering 4 bedrooms, 2 bathrooms, and 1,573 square feet of comfortable living space, featured in the Deer Meadows community in Odessa, TX. The Elk features a sturdy siding exterior with classic brick accents, creating charming curb appeal that is sure to turn heads. Step past the inviting front porch and let the gourmet kitchen greet you as you enter into the home. The kitchen features granite countertops, shaker style cabinets, stainless steel appliances, and an open concept floor plan that allows the kitchen to flow seamlessly into the spacious dining and living room areas. The primary bedroom is ideally located beside the family room, keeping you close to the action of your home. The primary bedroom offers plush carpeted floors, ideal relaxation space, and a private en suite bathroom complete with a beautiful vanity, luxurious shower, and spacious walk-in closet. Each of the three guest bedrooms are just through the living area towards the front of the home, offering plush carpet floors, a closet, and space suitable for bedrooms, offices, work out spaces, or bonus rooms. No matter how you plan to fill your home, the Elk provides endless opportunities. Contact us today and find your home in Deer Meadows!

Key facts

• Gourmet kitchen
• Granite countertops
• 2 garage spots

Tags

• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• SHAKER STYLE CABINETS
• STAINLESS STEEL APPLIANCES
• OPEN CONCEPT FLOOR PLAN
• PRIVATE EN SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $305k).
• Recommended offer: $295k (3.0% 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.
• Midland ISD (urban): math 34% / reading 36% proficiency, ranked #477 of 826 in TX (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 431 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,504 units permitted in Midland County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($105k/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 $9k of value loss. Plan a longer hold.
• Midland County population projected at +83% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $295,379 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.2

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: -11.3%
• Equity multiple: 0.60×
• Total profit: $-34,210
• Equity at exit: $45,404

10-year hold

• IRR: -6.1%
• Equity multiple: 0.65×
• Total profit: $-29,864
• Equity at exit: $26,329

Cash invested: $85,264 (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: 431
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,113 medium
• Mortgage (P&I): −$1,597
• Tax est. 1.5%: −$381 /mo · $4,568/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$654
• Net cashflow: $355

Break-even live

Break-even rent $2,664

Max offer price $304,515

Occupancy floor 84%

Sensitivity live

Price	-10% $565	-5% $460	+0% $355	+5% $250	+10% $145
Rent	-10% $109	-5% $232	+0% $355	+5% $478	+10% $601
Rate	-1.0pp $508	-0.5pp $432	base $355	+0.5pp $276	+1.0pp $196

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: $76,129
• Closing costs: $9,135
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3611 El Cajon Ave Odessa, TX	4.0	2.0	2038	$3,800	$1.86	44d	1	0.81mi
14 Devon Ct Odessa, TX	3.0	2.0	1543	$2,350	$1.52	14d	1	1.20mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	44d	1	1.24mi

Listing history 22 events

1. 2026-06-19
   days on marketlisting id $304,515 Active 56 DOM
2. 2026-06-18
   days on market $304,515 Active 52 DOM
3. 2026-06-17
   days on market $304,515 Active 51 DOM
4. 2026-06-16
   days on market $304,515 Active 50 DOM
5. 2026-06-15
   days on market $304,515 Active 49 DOM
6. 2026-06-14
   days on market $304,515 Active 47 DOM
7. 2026-06-13
   days on market $304,515 Active 46 DOM
8. 2026-06-10
   days on market $304,515 Active 44 DOM
9. 2026-06-09
   days on market $304,515 Active 43 DOM
10. 2026-06-08
    days on market $304,515 Active 42 DOM
11. 2026-06-07
    days on market $304,515 Active 41 DOM
12. 2026-06-03
    pricedays on market $304,515 Active 37 DOM
13. 2026-06-03
    pricedays on marketlisting id $300,990 Active 36 DOM
14. 2026-06-02
    days on market $304,515 Active 39 DOM
15. 2026-06-01
    days on market $304,515 Active 38 DOM
16. 2026-05-31
    days on market $304,515 Active 37 DOM
17. 2026-05-30
    days on market $304,515 Active 36 DOM
18. 2026-05-05
    price $298,990 1302-char remark

    Show marketing remark (316 chars)

    Beautiful new construction with granite and stainless appliances. Great location near shopping and restaurants. Photos and videos are for illustration purposes only. Features, colors, and options may vary in each community. Additional charges may apply for certain upgrades. Landscaping and furnishings not included.

19. 2026-05-05
    price $300,990 316-char remark

    Show marketing remark (316 chars)

    Beautiful new construction with granite and stainless appliances. Great location near shopping and restaurants. Photos and videos are for illustration purposes only. Features, colors, and options may vary in each community. Additional charges may apply for certain upgrades. Landscaping and furnishings not included.

20. 2026-05-03
    price $300,990 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to 2933 Rusa Street! The Elk is one of our new one-story floor plans offering 4 bedrooms, 2 bathrooms, and 1,573 square feet of comfortable living space, featured in the Deer Meadows community in Odessa, TX. The Elk features a sturdy siding exterior with classic brick accents, creating charming curb appeal that is sure to turn heads. Step past the inviting front porch and let the gourmet kitchen greet you as you enter into the home. The kitchen features granite countertops, shaker style cabinets, stainless steel appliances, and an open concept floor plan that allows the kitchen to flow seamlessly into the spacious dining and living room areas. The primary bedroom is ideally located beside the family room, keeping you close to the action of your home. The primary bedroom offers plush carpeted floors, ideal relaxation space, and a private en suite bathroom complete with a beautiful vanity, luxurious shower, and spacious walk-in closet. Each of the three guest bedrooms are just through the living area towards the front of the home, offering plush carpet floors, a closet, and space suitable for bedrooms, offices, work out spaces, or bonus rooms. No matter how you plan to fill your home, the Elk provides endless opportunities. Contact us today and find your home in Deer Meadows!

21. 2026-04-15
    listed $295,990 Active 1302-char remark

    Show marketing remark (1302 chars)

    Welcome to 2933 Rusa Street! The Elk is one of our new one-story floor plans offering 4 bedrooms, 2 bathrooms, and 1,573 square feet of comfortable living space, featured in the Deer Meadows community in Odessa, TX. The Elk features a sturdy siding exterior with classic brick accents, creating charming curb appeal that is sure to turn heads. Step past the inviting front porch and let the gourmet kitchen greet you as you enter into the home. The kitchen features granite countertops, shaker style cabinets, stainless steel appliances, and an open concept floor plan that allows the kitchen to flow seamlessly into the spacious dining and living room areas. The primary bedroom is ideally located beside the family room, keeping you close to the action of your home. The primary bedroom offers plush carpeted floors, ideal relaxation space, and a private en suite bathroom complete with a beautiful vanity, luxurious shower, and spacious walk-in closet. Each of the three guest bedrooms are just through the living area towards the front of the home, offering plush carpet floors, a closet, and space suitable for bedrooms, offices, work out spaces, or bonus rooms. No matter how you plan to fill your home, the Elk provides endless opportunities. Contact us today and find your home in Deer Meadows!

22. 2026-04-14
    listed $295,990 Active 316-char remark

    Show marketing remark (316 chars)

    Beautiful new construction with granite and stainless appliances. Great location near shopping and restaurants. Photos and videos are for illustration purposes only. Features, colors, and options may vary in each community. Additional charges may apply for certain upgrades. Landscaping and furnishings not included.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,358
• − Mortgage interest: −$17,058
• − Property taxes: −$4,568
• − Insurance: −$1,523
• − Repairs & maintenance: −$2,989
• − Management: −$2,989
• − Depreciation: −$8,859
• Taxable loss: −$626
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $4,410/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 · 2 photos

Good 80/100 Cosmetic rehab

This single-family home in Odessa, TX, is in good condition with a well-maintained exterior and interior. It offers a spacious floor plan and is ready for a fresh coat of paint and some minor kitchen updates to increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace countertops with quartz or granite — Improves kitchen functionality and appearance
• Both Install smart home devices — Enhances home's marketability and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — Improves kitchen functionality and appearance ↑
• Both Install smart home devices — Enhances home's marketability 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: Midland ISD
• NCES district ID: 4830570
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $63,457
• Composite: 31.63/100
• National rank: #5938
• State rank: #477 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 (Midland County) Hauer SSP2

• Today (2025): 220,895 people
• By 2030: 253,667 · +14.8%
• By 2040: 325,498 · +47.4%
• By 2050: 404,168 · +83.0%
• By 2075: 609,802 · +176.1%
• By 2100: 760,172 · +244.1%

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 · Midland

• 2024 margin: Solid R (+60.5) · D 19.3% · R 79.8%
• 2008→2024 swing: -3.3pp toward R · 2008: -57.3pp · 2024: -60.5pp
• All cycles: 2024: R+60.5 2020: R+56.6 2016: R+55.2 2012: R+61.5 2008: R+57.3

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

+1.0% since first listed

5 events — show timeline

• 2026-05-05 Price Changed $298,990 Zillow
• 2026-05-05 Price Changed $300,990 ODMLS
• 2026-05-03 Price Changed $300,990 Zillow
• 2026-04-15 Listed $295,990 Zillow
• 2026-04-14 Listed $295,990 ODMLS