2918 Rusa St · Odessa, TX 79765

$296,990

4 bd · 2.0 ba · 1,573 sqft · SingleFamily · 31 Days on market

Built 2026 Excellent condition 5,662 sqft lot

---

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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

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.

Key facts

• New construction
• Stainless appliances
• Great location

Tags

• NEW CONSTRUCTION
• GRANITE
• STAINLESS APPLIANCES
• GREAT LOCATION

Property features AI

Finance

• Other: Lot approximately 0.13 acres (5,662.8 sq ft)
• HOA & community: Homeowners association present

Exterior

• Parking: Attached garage with 2 covered parking spaces (2 total spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Propane
• Home design: Single-family residence; Residential property; New construction / under construction
• Construction: Composition roof; Slab foundation
• Exterior features: Wood fencing; Paved road access; Solar panels

Interior

• Kitchen: Microwave; Dishwasher; Garbage disposal; Tankless water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Pantry; Breakfast bar; Smoke detectors
• Laundry & utility: Washer hookup

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $297k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $297k).
• Recommended offer: $288k (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.
• 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.
• Zoned schools: Barbara Fasken El (math 45% / reading 43%, grade F, #1,243 of 4,322 statewide, top 29%, 886 students, 46% FRL); Alamo J H (math 23% / reading 32%, grade F, #1,156 of 1,662 statewide, top 71%, 865 students, 62% FRL); Legacy H S (math 37% / reading 3%, grade F, #1,397 of 1,632 statewide, top 87%, 2,504 students, 41% FRL) — zoned schools at 50% FRL track the district average.
• 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 31 days — a 3% lower offer ($288k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $288,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 7.9

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: -10.0%
• Equity multiple: 0.65×
• Total profit: $-29,482
• Equity at exit: $44,282

10-year hold

• IRR: -4.4%
• Equity multiple: 0.74×
• Total profit: $-21,254
• Equity at exit: $25,678

Cash invested: $83,157 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,117 medium
• Mortgage (P&I): −$1,557
• Tax est. 1.5%: −$371 /mo · $4,455/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $410

Break-even live

Break-even rent $2,598

Max offer price $296,990

Occupancy floor 82%

Sensitivity live

Price	-10% $615	-5% $513	+0% $410	+5% $308	+10% $205
Rent	-10% $164	-5% $287	+0% $410	+5% $533	+10% $656
Rate	-1.0pp $560	-0.5pp $486	base $410	+0.5pp $333	+1.0pp $255

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: $74,248
• Closing costs: $8,910
• 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	0.72mi
14 Devon Ct Odessa, TX	3.0	2.0	1543	$2,350	$1.52	14d	1	1.11mi
33 Cibola Ct Odessa, TX	3.0	2.0	1504	$3,500	$2.33	44d	1	1.19mi

Listing history 17 events

1. 2026-06-19
   days on market $296,990 Active 31 DOM
2. 2026-06-18
   days on market $296,990 Active 30 DOM
3. 2026-06-17
   days on market $296,990 Active 29 DOM
4. 2026-06-16
   days on market $296,990 Active 28 DOM
5. 2026-06-15
   days on market $296,990 Active 27 DOM
6. 2026-06-14
   days on market $296,990 Active 25 DOM
7. 2026-06-13
   days on market $296,990 Active 24 DOM
8. 2026-06-10
   days on market $296,990 Active 22 DOM
9. 2026-06-09
   days on market $296,990 Active 21 DOM
10. 2026-06-08
    days on market $296,990 Active 20 DOM
11. 2026-06-07
    days on market $296,990 Active 19 DOM
12. 2026-06-03
    days on market $296,990 Active 15 DOM
13. 2026-06-02
    days on market $296,990 Active 14 DOM
14. 2026-06-01
    days on market $296,990 Active 13 DOM
15. 2026-05-31
    days on market $296,990 Active 12 DOM
16. 2026-05-30
    days on market $296,990 Active 11 DOM
17. 2026-05-19
    listed $296,990 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 24 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $37,407
• − Mortgage interest: −$16,636
• − Property taxes: −$4,455
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,993
• − Management: −$2,993
• − Depreciation: −$8,640
• Taxable income: $207
• Est. tax owed @ 24.0%: −$50
• After-tax cash flow: $4,873/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

Excellent 100/100 None rehab

This new construction home is move-in ready with excellent condition and no visible repairs or maintenance needed. It offers high ROI with updates to landscaping, kitchen appliances, and interior finishes.

Value-add opportunities

• Both Landscaping and furnishings — Enhances curb appeal and interior comfort
• Resale Kitchen appliances — Granite and stainless steel are high-demand features
• Resale Bathroom fixtures — Upgrades can increase property value
• Resale Flooring — New flooring can improve aesthetics and functionality
• Resale Paint — Fresh paint can make the home more appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and furnishings — Enhances curb appeal and interior comfort ↑
• Resale Kitchen appliances — Granite and stainless steel are high-demand features ↑
• Resale Bathroom fixtures — Upgrades can increase property value ↑
• Resale Flooring — New flooring can improve aesthetics and functionality ↑
• Resale Paint — Fresh paint can make the home more appealing ↑

ⓘ 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 event — show timeline

• 2026-05-19 Listed $296,990 ODMLS