3520 Boulder Ave · Odessa, TX 79762

$150,000

3 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 25 Days on market

Built 1959 7,448 sqft lot Est $182k · 17% under

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow!!! What a deal, price just reduced to sell. nice house in great eastside neighborhood. Bring all offers!!!!

Key facts

• 7,448 sq ft lot
• Parking
• Built 1959

Property features AI

Exterior

• Parking: Carport; Parking pad; 1 covered parking space (1 total parking space)
• Security: Smoke detectors
• Utilities: Public water; Septic tank; Propane available
• Home design: Single-family residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Wood fencing; Paved road access; Solar panels

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Flooring: Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Electric water heater; Microwave; Refrigerator; None (no fireplace)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% 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.
• 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: Blanton El (math 33% / reading 34%, grade F, #2,174 of 4,322 statewide, top 51%, 502 students, 71% 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 58% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 267 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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 25 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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: 1.13% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.57%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $181,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 Dawn Ave	0.58mi	3/1.0	1,152 (+10%)	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 · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,302
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $20,997
• Equity at exit: $12,969

Cash invested: $42,000 (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 79762

• Rents YoY: 1.4%
• Active inventory: 267
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,697 high
• Mortgage (P&I): −$787
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $405

Break-even live

Break-even rent $1,184

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $490	-5% $447	+0% $405	+5% $363	+10% $320
Rent	-10% $271	-5% $338	+0% $405	+5% $472	+10% $539
Rate	-1.0pp $481	-0.5pp $443	base $405	+0.5pp $366	+1.0pp $327

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3616 E 30th St Odessa, TX	3.0	2.0	1436	$1,995	$1.39	45d	1	0.34mi
2608 Cumberland Rd Odessa, TX	2.0	2.0	1404	$1,500	$1.07	14d	1	0.40mi
3824 Englewood Cir Odessa, TX	2.0	1.5	1150	$1,295	$1.13	14d	1	0.49mi
3902 Englewood Cir Odessa, TX	2.0	1.5	1280	$1,445	$1.13	14d	1	0.54mi
3904 Englewood Cir Odessa, TX	2.0	1.0	1280	$1,445	$1.13	14d	1	0.54mi
3907 Englewood Cir Odessa, TX	2.0	1.5	1170	$1,395	$1.19	14d	1	0.56mi
3802 Englewood Cir Odessa, TX	2.0	1.5	1150	$1,295	$1.13	14d	1	0.56mi
3939 Tanglewood Ln Odessa, TX	1.0–3.0	1.0–2.0	825	$1,595	$1.93	14d	9	0.60mi
2901 Nabors Ln Odessa, TX	3.0	1.0	1374	$1,800	$1.31	22d	1	0.66mi
4217 Redbud Ave Odessa, TX	3.0	1.5	1203	$2,200	$1.83	14d	1	0.75mi
4233 Bonham Ave Odessa, TX	3.0	2.0	1144	$1,600	$1.40	45d	1	0.81mi
2701 Pagewood Ave Odessa, TX	2.0	2.0	1000	$1,615	$1.61	22d	1	0.85mi
3843 Penbrook St Odessa, TX	1.0–3.0	1.0–2.0	885	$1,584	$1.79	22d	17	0.85mi
3843 Penbrook St Odessa, TX	1.0–3.0	1.0–2.0	885	$1,584	$1.79	14d	24	0.85mi
4256 Bonham Ave Odessa, TX	3.0	2.0	1261	$1,600	$1.27	22d	1	0.88mi
2826 Hilltop Dr Odessa, TX	4.0	2.0	1307	$2,000	$1.53	14d	1	0.92mi
4315 Esmond Dr Odessa, TX	1.0–2.0	1.0–2.5	839	$1,550	$1.85	22d	22	1.00mi
2702 S Colonial Dr Odessa, TX	3.0	1.0	1490	$1,500	$1.01	14d	1	1.14mi
2705 Cambridge St Odessa, TX	3.0	2.0	1456	$2,400	$1.65	22d	1	1.15mi
1409 E 23rd St Odessa, TX	2.0	1.0	1032	$2,400	$2.33	45d	1	1.18mi
1813 Petroleum Dr Odessa, TX	3.0	2.0	1299	$1,700	$1.31	22d	1	1.25mi
4600 Oakwood Dr Odessa, TX	1.0–2.0	1.0–2.0	712	$1,500	$2.11	14d	19	1.25mi
1212 E Century Ave Odessa, TX	3.0	1.0	1359	$1,300	$0.96	22d	1	1.29mi
2220 E 52nd St Odessa, TX	1.0–2.0	1.0–2.5	959	$1,770	$1.85	14d	7	1.33mi
2230 E 52nd St Unit B1 Odessa, TX	2.0	1.5	972	$1,450	$1.49	22d	1	1.35mi
3624 Walnut Ave Odessa, TX	3.0	1.0	1488	$1,950	$1.31	45d	1	1.36mi
1804 Cord St Odessa, TX	3.0	1.0	960	$1,700	$1.77	45d	1	1.38mi
4136 E 52nd St Odessa, TX	1.0–2.0	1.0–2.5	839	$1,620	$1.93	14d	21	1.42mi
4675 Oakwood Dr Odessa, TX	1.0–2.0	1.0–2.0	875	$1,550	$1.77	14d	7	1.42mi
1202 E 42nd St Odessa, TX	3.0	1.0	1100	$1,650	$1.50	45d	1	1.43mi
5335 N Grandview Ave Odessa, TX	1.0–2.0	1.0–2.0	792	$1,275	$1.61	45d	5	1.45mi

Listing history 23 events

1. 2026-06-21
   days on market $150,000 Active 25 DOM
2. 2026-06-19
   days on market $150,000 Active 23 DOM
3. 2026-06-18
   days on market $150,000 Active 22 DOM
4. 2026-06-17
   days on market $150,000 Active 21 DOM
5. 2026-06-16
   days on market $150,000 Active 20 DOM
6. 2026-06-15
   days on market $150,000 Active 19 DOM
7. 2026-06-14
   days on market $150,000 Active 17 DOM
8. 2026-06-13
   days on market $150,000 Active 16 DOM
9. 2026-06-10
   days on market $150,000 Active 14 DOM
10. 2026-06-09
    days on market $150,000 Active 13 DOM
11. 2026-06-08
    days on market $150,000 Active 12 DOM
12. 2026-06-07
    days on market $150,000 Active 11 DOM
13. 2026-06-03
    days on market $150,000 Active 6 DOM
14. 2026-06-01
    days on market $150,000 Active 5 DOM
15. 2026-05-31
    days on market $150,000 Active 4 DOM
16. 2026-05-30
    days on market $150,000 Active 3 DOM
17. 2026-05-27
    listed $150,000 Active
18. 2015-04-28
    soldstatus
19. 2009-11-16
    soldstatus
20. 2009-11-10
    soldstatus 111-char remark

    Show marketing remark (111 chars)

    Wow!!! What a deal, price just reduced to sell. nice house in great eastside neighborhood. Bring all offers!!!!

21. 2009-01-29
    listed $87,500 111-char remark

    Show marketing remark (111 chars)

    Wow!!! What a deal, price just reduced to sell. nice house in great eastside neighborhood. Bring all offers!!!!

22. 2007-08-29
    soldstatus
23. 1995-04-01
    soldstatus

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,709/yr (+$142/mo · 165.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 21 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: $20,361
• − Mortgage interest: −$8,402
• − Property taxes: −$1,036
• − Insurance: −$750
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$4,364
• Taxable income: $2,552
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $4,248/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): 39,927
• Household income: $75,272
• Rent vs Own: 44.1% rent · 55.9% own
• Severe rent burden: 1477.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 52% White 38% Two or more races 22% Black 6% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 45% Cuban 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -194.97%
• Current HPI: 229.6022
• Rent YoY: ▲ 1.36%
• 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

+71.4% since first listed

7 events — show timeline

• 2026-05-27 Listed $150,000 ODMLS
• 2015-04-28 Sold (Public Records) — Public Records
• 2009-11-16 Sold (Public Records) — Public Records
• 2009-11-10 Sold (MLS) — ODMLS
• 2009-01-29 Listed $87,500 ODMLS
• 2007-08-29 Sold (Public Records) — Public Records
• 1995-04-01 Sold (Public Records) — Public Records

Property tax history

-4.0%/yr

Latest (2025): $1,036 · -57.8% YoY. Source: county tax records.