1933 N Cynthia Dr · West Odessa, TX 79763

$230,000

4 bd · 2.5 ba · 2,240 sqft · SingleFamily public records · 149 Days on market

Built 1981 0.83 ac lot $103/sqft · 43% below area Est $405k · 43% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +6.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique 2 story home on 1 acre. Large yard to build a shop or create your own oasis. Really cute home surrounded by large hill. Your sure to fall in love and this home is ready for a new owner so call a realtor and make this one yours! 4 bedrooms and 2 1,2 baths!

Key facts

• 2 story home
• Large yard
• 1 acre

Tags

• 2 STORY HOME
• 1 ACRE
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,026 in TX) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime 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: 122 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,004 units permitted in Ector County in 2024 (0 in 5+ unit buildings).
• At $2,656/mo this rent would consume 56% of the median local household income ($57k/yr) (locally 842% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 flood risk; severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

• ARV (median comp): $405,354
• List price: $230,000
• Delta: -43.26%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $6,269
• Equity at exit: $34,294

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $61,333
• Equity at exit: $19,886

Cash invested: $64,400 (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 79763

• Active inventory: 122
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,656 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $685

Break-even live

Break-even rent $1,789

Max offer price $230,000

Occupancy floor 69%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1715 N Clendenen Ave Odessa, TX	3.0	2.0	1456	$2,550	$1.75	44d	1	0.26mi
1715 N Clendenen Ave Odessa, TX	3.0	2.0	1456	$2,300	$1.58	21d	1	0.26mi

Listing history 20 events

1. 2026-06-19
   days on market $230,000 Active 149 DOM
2. 2026-06-18
   days on market $230,000 Active 148 DOM
3. 2026-06-17
   days on market $230,000 Active 147 DOM
4. 2026-06-16
   days on market $230,000 Active 146 DOM
5. 2026-06-15
   days on market $230,000 Active 145 DOM
6. 2026-06-14
   days on market $230,000 Active 143 DOM
7. 2026-06-13
   days on market $230,000 Active 142 DOM
8. 2026-06-10
   days on market $230,000 Active 140 DOM
9. 2026-06-09
   days on market $230,000 Active 139 DOM
10. 2026-06-08
    days on market $230,000 Active 138 DOM
11. 2026-06-07
    days on market $230,000 Active 137 DOM
12. 2026-06-03
    days on market $230,000 Active 132 DOM
13. 2026-06-01
    days on market $230,000 Active 131 DOM
14. 2026-05-31
    days on market $230,000 Active 130 DOM
15. 2026-05-30
    days on market $230,000 Active 129 DOM
16. 2026-01-21
    listed $230,000 Active 262-char remark

    Show marketing remark (262 chars)

    Unique 2 story home on 1 acre. Large yard to build a shop or create your own oasis. Really cute home surrounded by large hill. Your sure to fall in love and this home is ready for a new owner so call a realtor and make this one yours! 4 bedrooms and 2 1,2 baths!

17. 2025-11-21
    historical $2,900
18. 2025-10-01
    listed $2,900
19. 2025-09-24
    historical $2,900
20. 2025-08-21
    listed $2,900

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$2,872/yr (+$239/mo · 214.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $31,869
• − Mortgage interest: −$12,884
• − Property taxes: −$1,337
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,550
• − Management: −$2,550
• − Depreciation: −$6,691
• Taxable income: $4,709
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $7,086/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 — West Odessa

• Score: 61/100
• State rank: #1026
• US rank: #18223

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment B- Housing A+ Health & safety C- User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Odessa, TX
• County: Ector County · 131,169 people
• City population: 61,683
• Metro: Odessa, TX
• Population (ZIP): 35,174
• Household income: $56,877
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 842.0

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: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 24% White 19% Black 2%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada
• Languages at home: 39% English-only · Spanish 60%

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: ▼ -213.81%
• Current HPI: 254.9773
• Rent YoY: —
• 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

+7831.0% since first listed

5 events — show timeline

• 2026-01-21 Listed $230,000 ODMLS
• 2025-11-21 Rental Removed $2,900 APPFOLIO
• 2025-10-01 Listed for Rent $2,900 APPFOLIO
• 2025-09-24 Rental Removed $2,900 APPFOLIO
• 2025-08-21 Listed for Rent $2,900 APPFOLIO

Property tax history

+12.3%/yr

Latest (2025): $1,337 · +28.2% YoY. Source: county tax records.