824 Lois Ln · Odessa, TX 79766

$270,000

4 bd · 2.0 ba · 2,176 sqft · Manufactured · 54 Days on market

Built 2019 Good condition 2.00 ac lot

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Why this score? — see what drove the C 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 +20.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

Well-maintained mobile home built in 2019, offering 4 spacious bedrooms and 2 full bathrooms. Situated on 2 acres with a Metal roof, the property includes a private water well and an RV connection for added convenience. A storage shed with washer and dryer connections is also on-site. This property combines comfortable living with plenty of space and functionality, ideal for those seeking room to grow and enjoy country-style living. .

Key facts

• 2 acre lot
• 2 parking spots
• Built 2019

Property features AI

Exterior

• Parking: 2 parking spaces (2 covered); Carport; Circular driveway; Open parking
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank; Propane
• Home design: Single family residence; Double wide mobile home
• Construction: Vinyl siding; Other foundation
• Exterior features: Metal roof; Solar panels; 2-acre lot; Unimproved road frontage and surface

Interior

• Kitchen: Electric range; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Fireplace insert heating option; Central air (electric cooling)
• Interior features: Pantry; Blinds; Water softener (rented); Water purifier (owned); Fireplace with insert; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $363 ($4k/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 $250k (7.4% below list).
• Recommended offer: $250k (7.4% 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.
• Crane ISD (town): math 36% / reading 33% proficiency, ranked #510 of 826 in TX (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crane El (math 30% / reading 29%, grade F, #2,525 of 4,322 statewide, top 62%, 590 students, 68% FRL); Crane Middle (math 31% / reading 31%, grade F, #1,015 of 1,662 statewide, top 62%, 258 students, 60% FRL); Crane H S (math 67% / reading 47%, grade C, #333 of 1,632 statewide, top 22%, 331 students, 55% FRL) — zoned schools average 61% FRL vs 31% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 active listings in the ZIP; 2 units permitted in Crane County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (4.9% local appreciation)).
• Crane County population projected at +71% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $76k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.

Recommended offer $250,076 (7.4% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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: 0.93% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 2.11×
• Total profit: $83,848
• Equity at exit: $151,512

10-year hold

• IRR: 17.8%
• Equity multiple: 4.09×
• Total profit: $233,967
• Equity at exit: $260,262

Cash invested: $75,600 (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 79766

• Home prices YoY: 2.3%
• Active inventory: 95
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,501 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $363

Break-even live

Break-even rent $2,041

Max offer price $270,000

Occupancy floor 80%

Sensitivity live

Price	-10% $516	-5% $440	+0% $363	+5% $287	+10% $210
Rent	-10% $166	-5% $265	+0% $363	+5% $462	+10% $561
Rate	-1.0pp $499	-0.5pp $432	base $363	+0.5pp $293	+1.0pp $222

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $270,000 Active 54 DOM
2. 2026-06-21
   days on market $270,000 Active 53 DOM
3. 2026-06-18
   days on market $270,000 Active 51 DOM
4. 2026-06-17
   days on market $270,000 Active 50 DOM
5. 2026-06-16
   days on market $270,000 Active 49 DOM
6. 2026-06-15
   days on market $270,000 Active 48 DOM
7. 2026-06-13
   days on market $270,000 Active 46 DOM
8. 2026-06-12
   days on market $270,000 Active 45 DOM
9. 2026-06-09
   pricedays on market $270,000 Active 42 DOM
10. 2026-06-08
    days on market $274,999 Active 41 DOM
11. 2026-06-08
    days on market $274,999 Active 40 DOM
12. 2026-06-05
    days on market $274,999 Active 38 DOM
13. 2026-06-03
    days on market $274,999 Active 36 DOM
14. 2026-06-02
    days on market $274,999 Active 35 DOM
15. 2026-06-01
    days on market $274,999 Active 34 DOM
16. 2026-05-31
    days on market $274,999 Active 33 DOM
17. 2026-04-28
    price $275,000 438-char remark
18. 2026-04-28
    listed $265,000 Active 438-char remark

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $4,941 · $412/mo
• Expected delta: +$3,934/yr (+$328/mo · 390.9%)

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

Taxation est. · year 1

• Rental income: $30,009
• − Mortgage interest: −$15,124
• − Property taxes: −$1,007
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,401
• − Management: −$2,401
• − Depreciation: −$7,855
• Taxable loss: −$128
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $4,390/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

Good 80/100 Cosmetic rehab

This well-maintained 2019 manufactured home offers spacious living with modern amenities and a good condition score. It's ideal for those seeking a comfortable and functional living space with plenty of room to grow.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both Painting interior walls — Fresh paint can make a significant difference in the home's appearance
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Painting interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑

ⓘ 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: Crane ISD
• NCES district ID: 4815540
• Math proficiency: 36% ▲ 5.00%
• Reading proficiency: 33% ▼ -6.00%
• Median HH income: $53,897
• Composite: 30.32/100
• National rank: #6273
• State rank: #510 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

• City population: 131,169
• Population (ZIP): 10,712

Population outlook (Crane County) Hauer SSP2

• Today (2025): 6,590 people
• By 2030: 7,448 · +13.0%
• By 2040: 9,271 · +40.7%
• By 2050: 11,270 · +71.0%
• By 2075: 16,687 · +153.2%
• By 2100: 20,964 · +218.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (68%)
• Race & ethnicity: Hispanic / Latino 68% White 25% Two or more races 24% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 63% Cuban 2%
• Common ancestry: Slovak 5% Serbian 4% Lithuanian 1%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 63%

Political lean MEDSL · Crane

• 2024 margin: Solid R (+72.8) · D 13.4% · R 86.2%
• 2008→2024 swing: -17.7pp toward R · 2008: -55.0pp · 2024: -72.8pp
• All cycles: 2024: R+72.8 2020: R+66.9 2016: R+54.2 2012: R+55.3 2008: R+55.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.91%
• Current HPI: 222.3497
• Rent YoY: —
• Metro: —
• 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

+1.9% since first listed

4 events — show timeline

• 2026-06-09 Price Changed $270,000 ODMLS
• 2026-05-30 Price Changed $274,999 ODMLS
• 2026-04-28 Price Changed $275,000 ODMLS
• 2026-04-28 Listed $265,000 ODMLS

Property tax history

+17.2%/yr

Latest (2025): $1,007 · +17.5% YoY. Source: county tax records.