6701 Eastridge Rd #204 · Odessa, TX 79765

$110,000

2 bd · 2.0 ba · 864 sqft · SingleFamily · 53 Days on market

Built 1983 Fair condition $284/mo HOA · 16% of rent

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.6/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 2 bedroom 2 bathroom condo located close to schools and shopping.

Key facts

• Pool
• Built 1983
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (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, 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $761 of loan paydown is wiped out by about $3k 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 53 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.60% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.46%
• DSCR: 1.60
• GRM: 5.2

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $127
• Equity at exit: $16,401

10-year hold

• IRR: 6.4%
• Equity multiple: 1.41×
• Total profit: $12,656
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,759 high
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$284
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $345

Break-even live

Break-even rent $1,322

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $421	-5% $383	+0% $345	+5% $307	+10% $269
Rent	-10% $206	-5% $276	+0% $345	+5% $415	+10% $484
Rate	-1.0pp $401	-0.5pp $373	base $345	+0.5pp $317	+1.0pp $288

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 Eastridge Rd Unit 1415 Odessa, TX	1.0	1.0	638	$1,700	$2.66	44d	1	0.00mi
6500 Eastridge Rd Odessa, TX	2.0–3.0	1.5–2.5	1222	$1,570	$1.28	14d	4	0.23mi
7650 Tres Hermanas Blvd Odessa, TX	1.0–2.0	1.0–2.0	1055	$1,940	$1.84	44d	3	1.20mi
4001 De Morada Dr Odessa, TX	2.0	1.0–2.0	895	$1,969	$2.20	14d	10	1.26mi
2201 Rocky Lane Rd Odessa, TX	1.0–2.0	1.0–2.5	900	$1,675	$1.86	14d	10	1.32mi
7701 E Highway 191 Odessa, TX	1.0–2.0	1.0–2.0	1001	$1,768	$1.77	14d	6	1.36mi
3601 N Faudree Rd Odessa, TX	1.0–2.0	1.0–2.0	893	$1,982	$2.22	14d	20	1.39mi
4001 N Faudree Rd Odessa, TX	1.0–2.0	1.0–2.0	941	$1,850	$1.97	14d	12	1.41mi

HOA detail

• Monthly dues: $284 · $3,408/yr

Listing history 7 events

1. 2026-06-08
   days on market $110,000 Active 53 DOM
2. 2026-06-07
   days on market $110,000 Active 52 DOM
3. 2026-06-03
   days on market $110,000 Active 47 DOM
4. 2026-06-01
   days on market $110,000 Active 46 DOM
5. 2026-05-31
   days on market $110,000 Active 45 DOM
6. 2026-05-30
   days on market $110,000 Active 44 DOM
7. 2026-04-16
   listed $110,000 Active 71-char remark

   Show marketing remark (71 chars)

   Great 2 bedroom 2 bathroom condo located close to schools and shopping.

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 23 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: $21,108
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$3,408
• − Depreciation: −$3,200
• Taxable income: $2,761
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $3,482/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 · 12 photos

Fair 45/100 Cosmetic rehab

This property is in fair condition with basic amenities and potential for cosmetic upgrades to enhance its value.

Repairs flagged

• Minor ceiling fan — basic ceiling fan
• Minor signage — signage needs cleaning

Value-add opportunities

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace ceiling fan with modern model — modern fan improves air circulation and adds value
• Both update kitchen cabinets — new cabinets improve functionality and aesthetics
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan · basic ceiling fan	Minor	$500–3,000
signage · signage needs cleaning	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace ceiling fan with modern model — modern fan improves air circulation and adds value ↑
• Both update kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Both update bathroom fixtures — new fixtures enhance functionality and aesthetics ↑

ⓘ 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: 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

1 event — show timeline

• 2026-04-16 Listed $110,000 ODMLS