3001 Pointer Ln Unit 4C · Odessa, TX 79765

$310,000

3 bd · 2.5 ba · 1,809 sqft · Townhouse public records · 45 Days on market

Built 2015 2,701 sqft lot $30/mo HOA · 1% of rent

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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 +13.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully built townhome right off of Billy Hext. The high ceilings make this home everything. Downstairs perfectly equipped master with separate closets, shower & bathtub! Come take a look at your future home today! Call your TEXAS REALTOR

Key facts

• $30 HOA
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-1 ($-16/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.2% below list).
• Recommended offer: $253k (18.2% 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: L B Johnson El (math 26% / reading 27%, grade F, #2,927 of 4,322 statewide, top 68%, 517 students, 67% FRL); Nimitz Middle (math 29% / reading 36%, grade F, #947 of 1,662 statewide, top 58%, 1,303 students, 51% 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 56% FRL track the district average.
• Market conditions: Rents flat; 431 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 45 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,446 (18.2% 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 45 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.82% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.2

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-56,488
• Equity at exit: $46,222

10-year hold

• IRR: -17.1%
• Equity multiple: 0.15×
• Total profit: $-73,406
• Equity at exit: $26,803

Cash invested: $86,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,534 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$219 /mo · $2,625/yr
• Insurance: −$129
• HOA: −$30
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-1

Break-even live

Break-even rent $2,536

Max offer price $309,765

Occupancy floor 95%

Sensitivity live

Price	-10% $174	-5% $86	+0% $-1	+5% $-89	+10% $-177
Rent	-10% $-202	-5% $-101	+0% $-1	+5% $99	+10% $199
Rate	-1.0pp $155	-0.5pp $78	base $-1	+0.5pp $-82	+1.0pp $-163

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3001 Pointer Ln Unit 5B Odessa, TX	3.0	2.5	1817	$2,450	$1.35	44d	1	0.02mi
3001 Pointer Ln Unit 12D Odessa, TX	3.0	2.5	1704	$2,800	$1.64	22d	1	0.07mi
7204 Donatello St Odessa, TX	3.0	2.0	1748	$2,400	$1.37	44d	1	0.34mi
7206 Raphael St Odessa, TX	3.0	2.0	1743	$2,800	$1.61	44d	1	0.35mi
907 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	44d	1	0.36mi
3404 Bastrop Ave Odessa, TX	4.0	2.0	2275	$2,800	$1.23	22d	1	0.37mi
1205 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,100	$1.21	44d	1	0.38mi
1207 Old Course Rd Odessa, TX	4.0	2.5	2067	$2,450	$1.19	44d	1	0.39mi
2804 Dustin Dr Odessa, TX	3.0	2.0	1890	$3,100	$1.64	14d	1	0.41mi
503 Old Course Rd Odessa, TX	3.0	2.5	1731	$2,200	$1.27	14d	1	0.48mi
7309 Bellini St Odessa, TX	4.0	2.0	2005	$3,000	$1.50	44d	1	0.49mi
7214 Barksdale Ln Odessa, TX	3.0	2.0	1295	$2,000	$1.54	44d	1	0.49mi
7309 Raphael St Odessa, TX	3.0	2.0	1824	$3,500	$1.92	22d	1	0.51mi
7230 Barksdale Ln Odessa, TX	3.0	2.0	1283	$2,100	$1.64	22d	1	0.54mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,970	$1.61	14d	4	0.57mi
3418 Rocky Lane Rd Odessa, TX	2.0	2.0	1537	$1,900	$1.24	22d	1	0.70mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	44d	1	1.18mi
7650 Tres Hermanas Blvd Odessa, TX	1.0–2.0	1.0–2.0	1055	$1,940	$1.84	44d	3	1.31mi
6210 Appaloosa Ln Odessa, TX	3.0	2.0	1550	$2,350	$1.52	44d	1	1.40mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 11 events

1. 2026-04-20
   status Pending
2. 2026-03-14
   historical Active Under Contract
3. 2026-03-06
   listed $310,000 Active
4. 2026-02-18
   historical $2,350
5. 2026-02-17
   price $2,350
6. 2026-01-28
   price $2,475
7. 2025-12-25
   price $2,500
8. 2025-12-12
   listed $2,550
9. 2021-10-15
   soldstatus
10. 2021-10-14
    soldstatus 253-char remark

    Show marketing remark (253 chars)

    This beautifully built townhome right off of Billy Hext. The high ceilings make this home everything. Downstairs perfectly equipped master with separate closets, shower & bathtub! Come take a look at your future home today! Call your TEXAS REALTOR

11. 2021-03-09
    listed $259,900 253-char remark

    Show marketing remark (253 chars)

    This beautifully built townhome right off of Billy Hext. The high ceilings make this home everything. Downstairs perfectly equipped master with separate closets, shower & bathtub! Come take a look at your future home today! Call your TEXAS REALTOR

ⓘ 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: $2,625 · $219/mo
• Projected year-2 tax: $5,673 · $473/mo
• Expected delta: +$3,048/yr (+$254/mo · 116.1%)

ⓘ 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 · 23 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: $30,414
• − Mortgage interest: −$17,365
• − Property taxes: −$2,625
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − HOA: −$360
• − Depreciation: −$9,018
• Taxable loss: −$5,370
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $1,273/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): 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

+19.3% since first listed

11 events — show timeline

• 2026-04-20 Pending — PBBOR
• 2026-03-14 Contingent — PBBOR
• 2026-03-06 Listed $310,000 PBBOR
• 2026-02-18 Rental Removed $2,350 ODMLS
• 2026-02-17 Price Changed $2,350 ODMLS
• 2026-01-28 Price Changed $2,475 ODMLS
• 2025-12-25 Price Changed $2,500 ODMLS
• 2025-12-12 Listed for Rent $2,550 ODMLS
• 2021-10-15 Sold (Public Records) — Public Records
• 2021-10-14 Sold (MLS) — ODMLS
• 2021-03-09 Listed $259,900 ODMLS

Property tax history

+27.6%/yr

Latest (2025): $2,625 · -32.3% YoY. Source: county tax records.