1601 Patton Dr · Odessa, TX 79761

$2,050

3 bd · 2.0 ba · 1,272 sqft · SingleFamily public records · 6 Days on market

Built 1954 7,666 sqft lot $2/sqft · 97% below area

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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
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 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

Large corner lot in central Odessa! Close to schools, shopping, and restaurants, 3 bedroom, 2 bath home with an inground pool. Lots of updated throughout. Please call a Realtor today to preview!

Key facts

• Pool in backyard
• 7,666 sq ft lot
• Garage

Tags

• POOL IN BACKYARD

🏷️ Possibly a rental listed for sale. The $2,050 price doesn't fit this home's estimated sale value (~$77,782) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).

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 soft (-0.7%/yr); 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 32% 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 $14 of loan paydown is wiped out by about $62 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $574 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $2,050

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: 89.84% ✓
• Cap rate: 849.69%
• Cash-on-cash: 3012.12%
• DSCR: 135.02
• GRM: 0.1

CMA / ARV

• ARV (median comp): $77,782
• List price: $2,050
• Delta: 182.84%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Dawn Ave	0.53mi	3/1.0	1,152 (-9%)	23mo	$199,900	$174	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 150.94×
• Total profit: $86,064
• Equity at exit: $306

10-year hold

• IRR: —
• Equity multiple: 301.28×
• Total profit: $172,359
• Equity at exit: $177

Cash invested: $574 (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: 96
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$11
• Tax est. 1.5%: −$3 /mo · $31/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,441

Break-even live

Break-even rent $18

Max offer price $2,050

Occupancy floor 17%

Sensitivity live

Price	-10% $1,442	-5% $1,442	+0% $1,441	+5% $1,440	+10% $1,439
Rent	-10% $1,295	-5% $1,368	+0% $1,441	+5% $1,514	+10% $1,586
Rate	-1.0pp $1,442	-0.5pp $1,441	base $1,441	+0.5pp $1,440	+1.0pp $1,440

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: $512
• Closing costs: $62
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 E 23rd St Odessa, TX	2.0	1.0	1032	$2,400	$2.33	45d	1	0.21mi
1401 E 18th St Odessa, TX	3.0	2.0	1690	$2,000	$1.18	14d	1	0.25mi
2826 Hilltop Dr Odessa, TX	4.0	2.0	1307	$2,000	$1.53	14d	1	0.27mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1508	$1,800	$1.19	14d	1	0.44mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1374	$1,800	$1.31	22d	1	0.44mi
1513 E 11th St Odessa, TX	3.0	2.0	1728	$3,300	$1.91	45d	1	0.57mi
2905 Byron Ave Odessa, TX	3.0	2.0	1816	$2,400	$1.32	14d	1	0.58mi
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	14d	1	0.63mi
2801 Redbud Ave Odessa, TX	3.0	2.0	1558	$1,800	$1.16	14d	1	0.67mi
1219 Milburn Ave Unit K2YBUILDING K Odessa, TX	3.0	1.0	895	$1,500	$1.68	45d	1	0.87mi
1215 Milburn Ave Unit J2VBUILDING J Odessa, TX	3.0	1.0	895	$1,450	$1.62	45d	1	0.88mi
1215 Milburn Ave Unit J1TBUILDING J Odessa, TX	3.0	1.0	895	$1,500	$1.68	45d	1	0.89mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	22d	1	0.89mi
1220 Adams Ave Unit 3 Odessa, TX	3.0	1.0	895	$1,450	$1.62	45d	1	0.89mi
1220 Adams Ave Unit 4 Odessa, TX	4.0	1.0	1063	$1,750	$1.65	45d	1	0.89mi
701 Hillcrest Ave Odessa, TX	3.0	2.0	1344	$1,400	$1.04	45d	1	0.91mi
1115 Milburn Ave Odessa, TX	4.0	1.0	895	$1,800	$2.01	45d	1	0.92mi
1115 Milburn Ave Odessa, TX	4.0	1.0	895	$1,800	$2.01	22d	1	0.92mi
1015 Milburn Ave Unit A2CBUILDING A Odessa, TX	3.0	1.0	895	$1,450	$1.62	22d	1	0.95mi
1015 Milburn Ave Unit A1DBuilding A Odessa, TX	3.0	1.0	895	$1,500	$1.68	14d	1	0.95mi
2608 Cumberland Rd Odessa, TX	2.0	2.0	1404	$1,500	$1.07	14d	1	0.96mi
1012 Adams Ave Unit C1BBUILDING C Odessa, TX	4.0	1.0	1066	$1,800	$1.69	45d	1	0.98mi
1012 Adams Ave Unit C2BBUILDING C Odessa, TX	4.0	1.0	1066	$1,750	$1.64	45d	1	0.98mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	45d	1	1.02mi
1315 N Jackson Ave Odessa, TX	3.0	2.0	1216	$1,500	$1.23	14d	1	1.18mi
3616 E 30th St Odessa, TX	3.0	2.0	1436	$1,995	$1.39	45d	1	1.19mi
3812 E Everglade Ave Odessa, TX	3.0	2.0	1861	$2,500	$1.34	22d	1	1.22mi
1501 N Texas Ave Unit A Odessa, TX	2.0	1.0	925	$1,450	$1.57	14d	1	1.23mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	45d	1	1.24mi
1308 Alpine St Odessa, TX	3.0	2.0	1800	$2,195	$1.22	14d	1	1.27mi
2620 Cambridge St Odessa, TX	3.0	2.0	1595	$1,950	$1.22	22d	1	1.36mi
4217 Redbud Ave Odessa, TX	3.0	1.5	1203	$2,200	$1.83	14d	1	1.39mi
3824 Englewood Cir Odessa, TX	2.0	1.5	1150	$1,295	$1.13	14d	1	1.40mi
4233 Bonham Ave Odessa, TX	3.0	2.0	1144	$1,600	$1.40	45d	1	1.41mi
2705 Cambridge St Odessa, TX	3.0	2.0	1456	$2,400	$1.65	22d	1	1.42mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,100	$1.72	22d	1	1.42mi
1322 N Lincoln Ave Odessa, TX	3.0	1.0	1218	$2,200	$1.81	45d	1	1.42mi
3902 Englewood Cir Odessa, TX	2.0	1.5	1280	$1,445	$1.13	14d	1	1.43mi
3904 Englewood Cir Odessa, TX	2.0	1.0	1280	$1,445	$1.13	14d	1	1.44mi
3907 Englewood Cir Odessa, TX	2.0	1.5	1170	$1,395	$1.19	14d	1	1.46mi

Listing history 6 events

1. 2026-05-12
   price $210,000
2. 2022-05-04
   soldstatus
3. 2022-05-02
   soldstatus 194-char remark

   Show marketing remark (194 chars)

   Large corner lot in central Odessa! Close to schools, shopping, and restaurants, 3 bedroom, 2 bath home with an inground pool. Lots of updated throughout. Please call a Realtor today to preview!

4. 2022-02-21
   listed $150,000 194-char remark

   Show marketing remark (194 chars)

   Large corner lot in central Odessa! Close to schools, shopping, and restaurants, 3 bedroom, 2 bath home with an inground pool. Lots of updated throughout. Please call a Realtor today to preview!

5. 2017-03-02
   soldstatus
6. 1988-04-01
   soldstatus

ⓘ 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 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: $22,101
• − Mortgage interest: −$115
• − Property taxes: −$31
• − Insurance: −$10
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$60
• Taxable income: $18,349
• Est. tax owed @ 24.0%: −$4,404
• After-tax cash flow: $12,886/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

+40.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $210,000 ODMLS
• 2022-05-04 Sold (Public Records) — Public Records
• 2022-05-02 Sold (MLS) — ODMLS
• 2022-02-21 Listed $150,000 ODMLS
• 2017-03-02 Sold (Public Records) — Public Records
• 1988-04-01 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $3,395 · +9.5% YoY. Source: county tax records.