9913 Mccraw Dr · Odessa, TX 79765

$289,000

3 bd · 2.0 ba · 2,071 sqft · SingleFamily public records · 9 Days on market

Built 2014 4,791 sqft lot $140/sqft · at area comps Est $283k · at est.

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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 +15.4/30.0
• ARV discount +6.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

Looking for a beautiful home that is just like new, without having to wait?! Now you have found one! This home is gorgeous and has many amenities! Flawless hardwood floors, lots of natural sunlight, high ceilings, an AWESOME master suit, and granite counter tops. What more could you ask for?! Don't wait because this home will not last long. Call your favorite Realtor for a private viewing today.

Key facts

• Laminate floors
• Granite counter tops
• Turf yard

Tags

• GRANITE COUNTER TOPS
• LAMINATE FLOORS
• HIS AND HERS VANITIES
• EXTENDED PATIO
• TURF YARD
• NO NEIGHBORS TO THE REAR

Property features AI

Exterior

• Parking: Garage with garage door opener; Parking pad
• Utilities: Public water; Public sewer; Propane
• Home design: Single-family residence; Residential property
• Construction: Brick veneer exterior; Composition roof; Slab foundation; Built as single-family residence
• Exterior features: Landscaped lot; Wood fencing; Paved road access; Solar panels

Interior

• Kitchen: Electric range
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Central air conditioning
• Interior features: Pantry; Drapes and blinds; Living room fireplace
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $113 ($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 $260k (9.9% below list).
• Recommended offer: $260k (9.9% 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.
• 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: Barbara Jordan El (math 33% / reading 42%, grade F, #1,744 of 4,322 statewide, top 41%, 854 students, 51% FRL); Wilson & Young Medal of Honor Middle (math 14% / reading 31%, grade F, #1,341 of 1,662 statewide, top 82%, 1,245 students, 56% 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 53% FRL track the district average.
• Market conditions: Rents flat; 433 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,414 (9.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $282,818
• List price: $289,000
• Delta: 5.72%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.4%
• Equity multiple: 0.43×
• Total profit: $-45,945
• Equity at exit: $43,091

10-year hold

• IRR: -13.1%
• Equity multiple: 0.32×
• Total profit: $-55,322
• Equity at exit: $24,987

Cash invested: $80,920 (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: 433
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,604 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$309 /mo · $3,705/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $113

Break-even live

Break-even rent $2,462

Max offer price $289,000

Occupancy floor 91%

Sensitivity live

Price	-10% $276	-5% $194	+0% $113	+5% $31	+10% $-51
Rent	-10% $-93	-5% $10	+0% $113	+5% $215	+10% $318
Rate	-1.0pp $258	-0.5pp $186	base $113	+0.5pp $38	+1.0pp $-39

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	45d	1	0.09mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	15d	1	0.15mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	45d	1	0.20mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	15d	1	0.21mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	45d	1	0.26mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	45d	1	0.29mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	15d	1	0.35mi
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	45d	1	0.37mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	45d	1	0.43mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	45d	1	0.47mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	45d	1	0.47mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	45d	1	0.56mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	23d	1	0.71mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	15d	1	0.73mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	15d	1	0.80mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	45d	1	0.85mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.88mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	15d	1	0.94mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	45d	1	0.97mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	15d	1	1.09mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	15d	1	1.11mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	45d	1	1.14mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	45d	1	1.20mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	23d	1	1.23mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	23d	1	1.26mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	45d	1	1.31mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	45d	1	1.32mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	23d	1	1.33mi
8610 Lamar Ave Unit NA Odessa, TX	3.0	2.0	1700	$2,200	$1.29	15d	1	1.36mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	45d	1	1.43mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	45d	1	1.44mi
1508 E 89th St Odessa, TX	4.0	2.0	2056	$2,700	$1.31	23d	1	1.48mi

Listing history 15 events

1. 2026-06-21
   days on market $289,000 Active 9 DOM
2. 2026-06-19
   days on market $289,000 Active 7 DOM
3. 2026-06-18
   days on market $289,000 Active 6 DOM
4. 2026-06-17
   days on market $289,000 Active 5 DOM
5. 2026-06-16
   days on market $289,000 Active 4 DOM
6. 2026-06-15
   days on market $289,000 Active 3 DOM
7. 2026-06-13
   pricedays on marketlisting id $289,000 Active 1 DOM
8. 2026-06-01
   days on market $299,000 Active 74 DOM
9. 2026-05-31
   days on market $299,000 Active 73 DOM
10. 2026-05-30
    days on market $299,000 Active 72 DOM
11. 2026-03-19
    listed $299,000 Active 493-char remark
12. 2025-05-19
    price $309,000
13. 2019-10-09
    soldstatus
14. 2019-10-07
    soldstatus

    Show marketing remark (398 chars)

    Looking for a beautiful home that is just like new, without having to wait?! Now you have found one! This home is gorgeous and has many amenities! Flawless hardwood floors, lots of natural sunlight, high ceilings, an AWESOME master suit, and granite counter tops. What more could you ask for?! Don't wait because this home will not last long. Call your favorite Realtor for a private viewing today.

15. 2019-07-22
    listed $255,000

    Show marketing remark (398 chars)

    Looking for a beautiful home that is just like new, without having to wait?! Now you have found one! This home is gorgeous and has many amenities! Flawless hardwood floors, lots of natural sunlight, high ceilings, an AWESOME master suit, and granite counter tops. What more could you ask for?! Don't wait because this home will not last long. Call your favorite Realtor for a private viewing today.

ⓘ 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: $3,705 · $309/mo
• Projected year-2 tax: $5,289 · $441/mo
• Expected delta: +$1,584/yr (+$132/mo · 42.8%)

ⓘ 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 6 d/yr ≥101°F today · 17 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: $31,250
• − Mortgage interest: −$16,188
• − Property taxes: −$3,705
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,500
• − Management: −$2,500
• − Depreciation: −$8,407
• Taxable loss: −$3,496
• Est. tax savings @ 24.0%: +$839
• After-tax cash flow: $2,190/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

+13.3% since first listed

5 events — show timeline

• 2026-06-13 Listed $289,000 ODMLS
• 2025-05-19 Price Changed $309,000 ODMLS
• 2019-10-09 Sold (Public Records) — Public Records
• 2019-10-07 Sold (MLS) — ODMLS
• 2019-07-22 Listed $255,000 ODMLS

Property tax history

-2.6%/yr

Latest (2025): $3,705 · -23.3% YoY. Source: county tax records.