1635 Boise Dr · Odessa, TX 79762

$275,000

4 bd · 2.0 ba · 2,051 sqft · SingleFamily public records · 84 Days on market

Built 2016 5,662 sqft lot $134/sqft · 10% above area Est $250k · 10% over

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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 +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• ARV discount +3.0/15.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Low maintenance backyard with automatic sprinkler system in the front & back. Granite countertops throughout. Dishwasher and disposal have been recently replaced, fridge stays, the Solar Panels will paid off at closing. No HOA!!

Key facts

• Soaking tub
• Granite countertops
• Walk in shower

Tags

• GRANITE COUNTERTOPS
• SPA INSPIRED BATHROOM
• SOAKING TUB
• WALK IN SHOWER
• DOUBLE SINK VANITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $253k (8.0% below list).
• Recommended offer: $253k (8.0% 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, 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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).
• This rent runs 40% 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 $2k of loan paydown is wiped out by about $8k 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 84 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $60k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $253,007 (8.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $250,174
• List price: $275,000
• Delta: 9.92%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5203 Clinton Ave	0.57mi	3/2.0 (-1)	1,958 (-4%)	13mo	$199,000	$102	50
6311 Bluebell Dr	0.66mi	4/2.0	1,850 (-10%)	19mo	$315,990	$171	37

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 · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-43,091
• Equity at exit: $41,003

10-year hold

• IRR: -10.8%
• Equity multiple: 0.40×
• Total profit: $-46,525
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,530 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $87

Break-even live

Break-even rent $2,420

Max offer price $275,000

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5704 Winchester Ave Odessa, TX	4.0	2.0	2354	$2,700	$1.15	21d	1	0.05mi
1710 Wrigley Dr Odessa, TX	4.0	2.0	1578	$2,800	$1.77	21d	1	0.20mi
1905 Palo Duro Dr Odessa, TX	5.0	3.0	2163	$2,800	$1.29	21d	1	0.39mi
1311 E 52nd St Unit 1 Odessa, TX	3.0	2.0	1410	$1,950	$1.38	21d	1	0.48mi
2105 Congress St Odessa, TX	4.0	2.0	1910	$2,649	$1.39	21d	1	0.65mi
2304 Boise Dr Odessa, TX	3.0	2.0	1717	$2,300	$1.34	21d	1	0.70mi
6418 Patrick Clay Dr Odessa, TX	4.0	2.0	1600	$2,800	$1.75	43d	1	0.71mi
2206 Medford Ct Odessa, TX	3.0	2.0	2037	$2,350	$1.15	43d	1	0.74mi
6302 Oracle Dr Odessa, TX	3.0	2.0	1500	$2,700	$1.80	21d	1	0.77mi
6402 Oracle Dr Odessa, TX	4.0	2.0	1574	$3,000	$1.91	21d	1	0.81mi
4425 Conley Ave Odessa, TX	3.0	1.5	1584	$2,200	$1.39	21d	1	0.85mi
4424 Conley Ave Odessa, TX	4.0	2.5	2100	$2,500	$1.19	43d	1	0.86mi
4207 Dakota Ave Odessa, TX	3.0	2.0	1904	$2,300	$1.21	43d	1	1.02mi
1308 Alpine St Odessa, TX	3.0	2.0	1800	$2,195	$1.22	13d	1	1.07mi
4009 Brook Ave Odessa, TX	4.0	2.5	2356	$2,500	$1.06	43d	1	1.11mi
4009 New Orleans Dr Odessa, TX	3.0	2.0	1838	$2,300	$1.25	43d	1	1.24mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	43d	1	1.42mi

Listing history 27 events

1. 2026-06-19
   days on market $275,000 Active 84 DOM
2. 2026-06-18
   days on market $275,000 Active 83 DOM
3. 2026-06-17
   days on market $275,000 Active 82 DOM
4. 2026-06-16
   days on market $275,000 Active 81 DOM
5. 2026-06-15
   days on market $275,000 Active 80 DOM
6. 2026-06-14
   days on market $275,000 Active 78 DOM
7. 2026-06-13
   pricedays on market $275,000 Active 77 DOM
8. 2026-06-10
   days on market $295,000 Active 75 DOM
9. 2026-06-09
   days on market $295,000 Active 74 DOM
10. 2026-06-08
    days on market $295,000 Active 73 DOM
11. 2026-06-07
    days on market $295,000 Active 72 DOM
12. 2026-06-03
    days on market $295,000 Active 67 DOM
13. 2026-06-01
    days on market $295,000 Active 66 DOM
14. 2026-05-31
    days on market $295,000 Active 65 DOM
15. 2026-05-30
    days on market $295,000 Active 64 DOM
16. 2026-05-13
    price $305,000 558-char remark

    Show marketing remark (517 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Automatic sprinkler system in the front & back, making upkeep simple. Reseeded backyard, Granite countertops throughout, Fridge, & Solar Panels will be paid off at closing, No HOA!!

17. 2026-05-13
    price $305,000 517-char remark

    Show marketing remark (517 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Automatic sprinkler system in the front & back, making upkeep simple. Reseeded backyard, Granite countertops throughout, Fridge, & Solar Panels will be paid off at closing, No HOA!!

18. 2026-04-28
    price $315,000 558-char remark

    Show marketing remark (517 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Automatic sprinkler system in the front & back, making upkeep simple. Reseeded backyard, Granite countertops throughout, Fridge, & Solar Panels will be paid off at closing, No HOA!!

19. 2026-04-28
    price $315,000 517-char remark

    Show marketing remark (517 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Automatic sprinkler system in the front & back, making upkeep simple. Reseeded backyard, Granite countertops throughout, Fridge, & Solar Panels will be paid off at closing, No HOA!!

20. 2026-04-14
    price $324,000 517-char remark

    Show marketing remark (558 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Low maintenance backyard with automatic sprinkler system in the front & back. Granite countertops throughout. Dishwasher and disposal have been recently replaced, fridge stays, the Solar Panels will paid off at closing. No HOA!!

21. 2026-04-14
    price $324,000 558-char remark

    Show marketing remark (558 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Low maintenance backyard with automatic sprinkler system in the front & back. Granite countertops throughout. Dishwasher and disposal have been recently replaced, fridge stays, the Solar Panels will paid off at closing. No HOA!!

22. 2026-04-07
    price $330,000 517-char remark

    Show marketing remark (558 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Low maintenance backyard with automatic sprinkler system in the front & back. Granite countertops throughout. Dishwasher and disposal have been recently replaced, fridge stays, the Solar Panels will paid off at closing. No HOA!!

23. 2026-04-07
    price $330,000 558-char remark

    Show marketing remark (558 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Low maintenance backyard with automatic sprinkler system in the front & back. Granite countertops throughout. Dishwasher and disposal have been recently replaced, fridge stays, the Solar Panels will paid off at closing. No HOA!!

24. 2026-03-27
    listed $335,000 Active 558-char remark

    Show marketing remark (517 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Automatic sprinkler system in the front & back, making upkeep simple. Reseeded backyard, Granite countertops throughout, Fridge, & Solar Panels will be paid off at closing, No HOA!!

25. 2026-03-27
    listed $335,000 Active 517-char remark

    Show marketing remark (517 chars)

    4-bedroom, 2-bath “Samantha” plan by Permian Homes with easy access to Odessa's shopping, dining schools and parks! The primary suite features a spa-inspired bathroom complete with a soaking tub, walk-in shower with a bench, and a double sink vanity creating the perfect retreat to unwind at the end of the day. Automatic sprinkler system in the front & back, making upkeep simple. Reseeded backyard, Granite countertops throughout, Fridge, & Solar Panels will be paid off at closing, No HOA!!

26. 2017-04-10
    listed $232,800
27. 2017-03-31
    soldstatus

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $5,032 · $419/mo
• Expected delta: +$771/yr (+$64/mo · 18.1%)

ⓘ 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 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: $30,361
• − Mortgage interest: −$15,404
• − Property taxes: −$4,262
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,429
• − Management: −$2,429
• − Depreciation: −$8,000
• Taxable loss: −$3,538
• Est. tax savings @ 24.0%: +$849
• After-tax cash flow: $1,892/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): 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

+31.0% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $305,000 PBBOR
• 2026-05-13 Price Changed $305,000 ODMLS
• 2026-04-28 Price Changed $315,000 PBBOR
• 2026-04-28 Price Changed $315,000 ODMLS
• 2026-04-14 Price Changed $324,000 ODMLS
• 2026-04-14 Price Changed $324,000 PBBOR
• 2026-04-07 Price Changed $330,000 ODMLS
• 2026-04-07 Price Changed $330,000 PBBOR
• 2026-03-27 Listed $335,000 ODMLS
• 2026-03-27 Listed $335,000 PBBOR
• 2017-04-10 Listed $232,800 ODMLS
• 2017-03-31 Sold (MLS) — ODMLS

Property tax history

+32.7%/yr

Latest (2025): $4,262 · -18.4% YoY. Source: county tax records.