812 E 96th St · Odessa, TX 79765

$285,000

3 bd · 2.0 ba · 1,653 sqft · SingleFamily public records · 6 Days on market

Built 2014 6,098 sqft lot Est $271k · 5% over

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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 +13.8/30.0
• ARV discount +5.2/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't Miss Out! Charming 3BD/2BA, 1,653 sq ft home with a beautifully maintained yard. Featuring granite throughout, a separate bath & shower in the primary suite with his and her closets, and a functional layout you'll love. Enjoy the extended patio, ample backyard, perfect for entertaining plus a 2-story storage shed. Don't wait, this one won't last!

Key facts

• 2-story storage shed
• Ample backyard
• Extended patio

Tags

• BEAUTIFULLY MAINTAINED YARD
• EXTENDED PATIO
• AMPLE BACKYARD
• 2-STORY STORAGE SHED

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; 2-car garage with automatic opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Propane
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction; Composition roof; Slab foundation; Built area approximately 1653
• Exterior features: Covered patio/porch; Above-ground private pool; Landscaped yard; Storage structure

Interior

• Kitchen: Electric cooktop; Self-cleaning oven; Microwave; Dishwasher; Garbage disposal
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heat; Central air conditioning
• Interior features: Pantry; Blinds; Owned security system; Smoke detectors; Fireplace in living room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $27 ($322/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 $243k (14.6% below list).
• Recommended offer: $243k (14.6% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $243,419 (14.6% 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: 0.85% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $271,092
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8914 Ratliff Ridge Ave	0.71mi	3/2.0	1,760 (+6%)	22mo	$289,000	$164	38

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 · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -18.4%
• Equity multiple: 0.37×
• Total profit: $-50,360
• Equity at exit: $42,494

10-year hold

• IRR: -16.2%
• Equity multiple: 0.19×
• Total profit: $-64,655
• Equity at exit: $24,642

Cash invested: $79,800 (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: 433
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $27

Break-even live

Break-even rent $2,400

Max offer price $285,000

Occupancy floor 94%

Sensitivity live

Price	-10% $188	-5% $108	+0% $27	+5% $-54	+10% $-134
Rent	-10% $-165	-5% $-69	+0% $27	+5% $123	+10% $219
Rate	-1.0pp $170	-0.5pp $99	base $27	+0.5pp $-47	+1.0pp $-122

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 E 96th St Odessa, TX	3.0	2.0	1474	$2,350	$1.59	45d	1	0.03mi
819 E 97th Ct Odessa, TX	3.0	2.0	1635	$2,350	$1.44	15d	1	0.07mi
900 E 96th St Odessa, TX	3.0	2.0	1644	$2,300	$1.40	45d	1	0.08mi
713 E 96th St Odessa, TX	3.0	2.0	1564	$2,500	$1.60	45d	1	0.13mi
618 Juniper Ct Odessa, TX	3.0	2.0	1606	$2,700	$1.68	15d	1	0.26mi
800 E 92nd St Odessa, TX	3.0	2.0	2005	$2,550	$1.27	45d	1	0.32mi
9914 Rainbow Dr Odessa, TX	4.0	2.0	2069	$3,200	$1.55	45d	1	0.33mi
1306 E 94th St Odessa, TX	3.0	2.0	1488	$2,350	$1.58	23d	1	0.36mi
1109 Wagon Way Odessa, TX	3.0	2.0	1515	$2,400	$1.58	15d	1	0.37mi
1303 Terra Cotta St Odessa, TX	3.0	2.0	1377	$1,999	$1.45	45d	1	0.39mi
310 E 95th St Odessa, TX	3.0	2.0	1390	$2,300	$1.65	23d	1	0.49mi
9219 Holiday Dr Odessa, TX	3.0	2.5	2118	$2,800	$1.32	45d	1	0.52mi
9017 Pepper Grass Ave Odessa, TX	3.0	2.0	1778	$2,500	$1.41	45d	1	0.53mi
320 Panhandle Dr Odessa, TX	3.0	2.0	1595	$2,500	$1.57	45d	1	0.55mi
9918 Lamar Ave Odessa, TX	3.0	2.0	1596	$2,400	$1.50	15d	1	0.57mi
1226 E 92nd St Odessa, TX	3.0	2.0	1526	$2,250	$1.47	15d	1	0.58mi
1025 Pine Leaf Pl Odessa, TX	3.0	2.0	1411	$2,200	$1.56	45d	1	0.58mi
10310 Creek St Odessa, TX	3.0	2.0	1238	$2,300	$1.86	15d	1	0.60mi
9031 Antelope Ave Odessa, TX	3.0	2.0	1923	$2,500	$1.30	45d	1	0.63mi
10306 Sheriff St Odessa, TX	3.0	2.0	1240	$2,050	$1.65	15d	1	0.63mi
301 Panhandle Dr Odessa, TX	4.0	2.0	2050	$2,950	$1.44	45d	1	0.64mi
401 Farmstead Ln Odessa, TX	3.0	2.0	1390	$2,500	$1.80	45d	1	0.67mi
404 Pratt Dr Odessa, TX	4.0	2.0	1700	$2,800	$1.65	45d	1	0.75mi
1023 E 90th St Odessa, TX	3.0	2.0	1760	$2,500	$1.42	15d	1	0.75mi
1028 E 90th St Odessa, TX	3.0	2.0	1461	$2,145	$1.47	15d	1	0.78mi
216 E 91st St Odessa, TX	3.0	3.0	1602	$2,500	$1.56	15d	1	0.83mi
1210 E 89th St Odessa, TX	3.0	2.0	1582	$2,600	$1.64	45d	1	0.88mi
1218 E 89th St Odessa, TX	3.0	2.0	1667	$2,400	$1.44	23d	1	0.90mi
1320 E 89th St Odessa, TX	3.0	2.0	1450	$2,800	$1.93	45d	1	0.97mi
8732 Rainbow Dr Odessa, TX	3.0	2.0	1573	$2,400	$1.53	45d	1	0.99mi
915 Canal St Odessa, TX	4.0	2.0	2080	$3,100	$1.49	23d	1	1.00mi
1115 Canal St Odessa, TX	3.0	2.0	1833	$2,400	$1.31	45d	1	1.02mi
1102 Canal St Odessa, TX	4.0	2.0	2095	$2,600	$1.24	23d	1	1.03mi
1327 Masquerade Blvd Odessa, TX	3.0	2.0	1377	$2,700	$1.96	46d	1	1.06mi
1508 E 89th St Odessa, TX	4.0	2.0	2056	$2,700	$1.31	23d	1	1.13mi
8633 Yale Ave Odessa, TX	3.0	2.0	1371	$2,500	$1.82	15d	1	1.13mi
8633 Yale Ave Odessa, TX	3.0	2.0	1390	$2,500	$1.80	23d	1	1.13mi
1200 Cajun St Odessa, TX	3.0	2.0	1102	$2,300	$2.09	23d	1	1.14mi
908 Purdue St Odessa, TX	3.0	2.0	1480	$2,500	$1.69	45d	1	1.20mi
912 Purdue St Odessa, TX	3.0	2.0	1773	$2,400	$1.35	45d	1	1.20mi

Listing history 6 events

1. 2026-06-21
   days on market $285,000 Active 6 DOM
2. 2026-06-19
   days on market $285,000 Active 4 DOM
3. 2026-06-18
   days on market $285,000 Active 3 DOM
4. 2026-06-17
   days on market $285,000 Active 2 DOM
5. 2026-06-15
   remarks 356-char remark
6. 2026-06-15
   listed $285,000 Active 1 DOM

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $5,216 · $435/mo
• Expected delta: +$1,822/yr (+$152/mo · 53.7%)

ⓘ 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 6/10 Major
• 🌡 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: $29,210
• − Mortgage interest: −$15,964
• − Property taxes: −$3,394
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$8,291
• Taxable loss: −$4,538
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $1,411/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

1 event — show timeline

• 2026-06-15 Listed $285,000 ODMLS

Property tax history

-2.0%/yr

Latest (2025): $3,394 · -18.2% YoY. Source: county tax records.