306 E 97th St · Odessa, TX 79765

$250,000

3 bd · 2.0 ba · 1,446 sqft · SingleFamily public records · 43 Days on market

Built 2012 5,227 sqft lot $173/sqft · 10% below area Est $279k · 10% under ↓ 6% since listing

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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 +18.6/30.0
• ARV discount +12.2/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• 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

Move in ready 3 bed, 2 bath home in North Park, with quick access to Andrews Highway! With inviting elevated ceilings in the living room plus the open kitchen layout entertaining is a breeze. Speaking of breeze the air conditioning unit was just replaced in 2025!! Security system, fridge, microwave, and oven stay! Bring an offer!!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 2012

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $238k (4.9% below list).
• Recommended offer: $238k (4.9% 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 flat; 431 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $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 43 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,731 (4.9% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 5% 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: 0.95% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $278,922
• List price: $250,000
• Delta: -10.37%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.56×
• Total profit: $-30,972
• Equity at exit: $37,276

10-year hold

• IRR: -7.5%
• Equity multiple: 0.57×
• Total profit: $-29,780
• Equity at exit: $21,615

Cash invested: $70,000 (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 79765

• Home prices YoY: -28.7%
• Rents YoY: 0.5%
• Active inventory: 431
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,377 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$223 /mo · $2,672/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $240

Break-even live

Break-even rent $2,073

Max offer price $250,000

Occupancy floor 85%

Sensitivity live

Price	-10% $382	-5% $311	+0% $240	+5% $169	+10% $99
Rent	-10% $52	-5% $146	+0% $240	+5% $334	+10% $428
Rate	-1.0pp $366	-0.5pp $304	base $240	+0.5pp $175	+1.0pp $110

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	21d	1	0.09mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	14d	1	0.25mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	44d	1	0.31mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	44d	1	0.36mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	14d	1	0.37mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	14d	1	0.41mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	14d	1	0.43mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	44d	1	0.49mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	14d	1	0.51mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	44d	1	0.55mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	44d	1	0.57mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	14d	1	0.59mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	44d	1	0.64mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	21d	1	0.85mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	14d	1	0.86mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	44d	1	0.87mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	44d	1	0.88mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	44d	1	0.88mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	44d	1	1.01mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	14d	1	1.04mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	14d	1	1.11mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	14d	1	1.13mi
8623 Holiday Dr Odessa, TX	3.0	2.0	1231	$1,800	$1.46	44d	1	1.14mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	14d	1	1.18mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	44d	1	1.21mi
8637 Tulane Ave Odessa, TX	3.0	2.0	1044	$1,700	$1.63	44d	1	1.23mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	21d	1	1.24mi
8633 Yale Ave Odessa, TX	3.0	2.0	1371	$2,500	$1.82	14d	1	1.27mi
8633 Yale Ave Odessa, TX	3.0	2.0	1390	$2,500	$1.80	21d	1	1.27mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	44d	1	1.30mi
493 Chitalpa Dr Odessa, TX	3.0	2.0	1254	$2,500	$1.99	44d	1	1.32mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	44d	1	1.33mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	44d	1	1.35mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	44d	1	1.35mi
1200 Cajun St Odessa, TX	3.0	2.0	1102	$2,300	$2.09	21d	1	1.43mi
1327 Masquerade Blvd Odessa, TX	3.0	2.0	1377	$2,700	$1.96	45d	1	1.44mi

Listing history 3 events

1. 2026-05-05
   price $250,000 333-char remark

   Show marketing remark (333 chars)

   Move in ready 3 bed, 2 bath home in North Park, with quick access to Andrews Highway! With inviting elevated ceilings in the living room plus the open kitchen layout entertaining is a breeze. Speaking of breeze the air conditioning unit was just replaced in 2025!! Security system, fridge, microwave, and oven stay! Bring an offer!!

2. 2026-05-01
   price $262,500 333-char remark

   Show marketing remark (333 chars)

   Move in ready 3 bed, 2 bath home in North Park, with quick access to Andrews Highway! With inviting elevated ceilings in the living room plus the open kitchen layout entertaining is a breeze. Speaking of breeze the air conditioning unit was just replaced in 2025!! Security system, fridge, microwave, and oven stay! Bring an offer!!

3. 2026-04-14
   listed $265,000 Active 333-char remark

   Show marketing remark (333 chars)

   Move in ready 3 bed, 2 bath home in North Park, with quick access to Andrews Highway! With inviting elevated ceilings in the living room plus the open kitchen layout entertaining is a breeze. Speaking of breeze the air conditioning unit was just replaced in 2025!! Security system, fridge, microwave, and oven stay! Bring an offer!!

ⓘ 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: $2,672 · $223/mo
• Projected year-2 tax: $4,575 · $381/mo
• Expected delta: +$1,903/yr (+$159/mo · 71.2%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 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: $28,528
• − Mortgage interest: −$14,004
• − Property taxes: −$2,672
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,282
• − Management: −$2,282
• − Depreciation: −$7,273
• Taxable loss: −$1,235
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $3,179/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

-5.7% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $250,000 ODMLS
• 2026-05-01 Price Changed $262,500 ODMLS
• 2026-04-14 Listed $265,000 ODMLS

Property tax history

-2.2%/yr

Latest (2025): $2,672 · -23.4% YoY. Source: county tax records.