218 NW I Ave Unit ABCD · Fabens, TX 79838

$194,950

None bd · None ba · 3,540 sqft · MultiFamily · 28 Days on market

Built 1977 Fair condition 6,098 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Investment Opportunity in Fabens, TX! This affordable quadruplex offers a rare chance to stop paying rent and start investing smart. This multi-unit property features four units, ALL UNITS currently rented, providing immediate rental income from day one. This property presents a strong opportunity to offset your mortgage with rental revenue. Ideal for first-time investors, or anyone looking to build long-term wealth or expand their investment portfolio. Conveniently located in Fabens with easy access to surrounding areas.

Key facts

• Four units
• Quadruplex
• Rental income

Tags

• QUADRUPLEX
• FOUR UNITS
• RENTAL INCOME
• INVESTMENT OPPORTUNITY

Property features AI

Finance

• Other: Four total units; Special listing conditions: Lead paint hazard, Owner is agent

Exterior

• Parking: On-street parking; Unassigned parking; Unpaved parking
• Home design: Quadruplex; Total building area about 3540; Lot around 0.14 acres
• Construction: Stucco construction; Metal and mixed roofing
• Exterior features: Metal and mixed roof; Stucco exterior

Interior

• Heating & cooling: Heating details available — see remarks; Has cooling
• Interior features: Appliances and interior details available — see remarks

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $350/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,383 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Fabens ISD (town): math 13% / reading 21% proficiency, ranked #809 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fabens El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 623 students, 94% FRL); Fabens Middle (math 10% / reading 19%, grade F, #1,583 of 1,662 statewide, top 96%, 432 students, 94% FRL); Fabens H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 623 students, 89% FRL) — zoned schools average 92% FRL vs 49% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (9.9% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (9.9% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,025 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.78% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.77%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.5%
• Equity multiple: 4.55×
• Total profit: $193,846
• Equity at exit: $174,009

10-year hold

• IRR: 41.4%
• Equity multiple: 10.17×
• Total profit: $500,443
• Equity at exit: $373,547

Cash invested: $54,586 (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 79838

• Home prices YoY: 5.5%
• Active inventory: 28
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $3,477 medium
• Mortgage (P&I): −$1,022
• Tax est. 1.5%: −$244 /mo · $2,924/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $1,400

Break-even live

Break-even rent $1,705

Max offer price $194,950

Occupancy floor 55%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,476
Total (4 units)			$3,477

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: $48,738
• Closing costs: $5,848
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $194,950 Active 28 DOM
2. 2026-06-17
   days on market $194,950 Active 27 DOM
3. 2026-06-16
   days on market $194,950 Active 26 DOM
4. 2026-06-15
   days on market $194,950 Active 25 DOM
5. 2026-06-13
   days on market $194,950 Active 23 DOM
6. 2026-06-13
   days on market $194,950 Active 22 DOM
7. 2026-06-10
   days on market $194,950 Active 20 DOM
8. 2026-06-09
   days on market $194,950 Active 19 DOM
9. 2026-06-08
   days on market $194,950 Active 18 DOM
10. 2026-06-07
    days on market $194,950 Active 17 DOM
11. 2026-06-05
    days on market $194,950 Active 14 DOM
12. 2026-06-03
    days on market $194,950 Active 13 DOM
13. 2026-06-03
    days on market $194,950 Active 12 DOM
14. 2026-06-01
    days on market $194,950 Active 11 DOM
15. 2026-05-31
    days on market $194,950 Active 10 DOM
16. 2026-04-30
    listed $194,950 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,724
• − Mortgage interest: −$10,920
• − Property taxes: −$2,924
• − Insurance: −$975
• − Repairs & maintenance: −$3,338
• − Management: −$3,338
• − Depreciation: −$5,671
• Taxable income: $14,558
• Est. tax owed @ 24.0%: −$3,494
• After-tax cash flow: $13,301/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 Moderate rehab

This quadruplex presents a moderate rehab opportunity with significant potential for increased value through cosmetic and moderate repairs.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom fixtures — Light wear and tear.
• Moderate Exterior paint — Significant discoloration and wear.
• Moderate Carpeting — Significant wear and tear.
• Moderate Interior paint — Significant chipping and wear.
• Moderate Windows — Significant wear and tear.
• Moderate HVAC units — Significant wear and tear.
• Moderate Landscaping — Minimal landscaping and overgrown areas.
• Moderate Foundation cracks — Visible cracks in the foundation.

Value-add opportunities

• Both Painting exterior walls — Enhances curb appeal and property value.
• Both Re-carpeting bedrooms — Improves comfort and aesthetics, attracting more tenants.
• Both Re-painting interior walls — Enhances aesthetics and attracts more tenants.
• Both Reconditioning HVAC units — Improves comfort and energy efficiency, attracting more tenants.
• Both Landscaping and maintaining yard — Enhances curb appeal and attracts more tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom fixtures · Light wear and tear.	Minor	$500–3,000
Exterior paint · Significant discoloration and wear.	Moderate	$3,000–15,000
Carpeting · Significant wear and tear.	Moderate	$3,000–15,000
Interior paint · Significant chipping and wear.	Moderate	$3,000–15,000
Windows · Significant wear and tear.	Moderate	$3,000–15,000
HVAC units · Significant wear and tear.	Moderate	$3,000–15,000
Landscaping · Minimal landscaping and overgrown areas.	Moderate	$3,000–15,000
Foundation cracks · Visible cracks in the foundation.	Moderate	$3,000–15,000
Total estimated repair cost · 9 items		$22,000–111,000

Value-add ROI direction

• Both Painting exterior walls — Enhances curb appeal and property value. ↑
• Both Re-carpeting bedrooms — Improves comfort and aesthetics, attracting more tenants. ↑
• Both Re-painting interior walls — Enhances aesthetics and attracts more tenants. ↑
• Both Reconditioning HVAC units — Improves comfort and energy efficiency, attracting more tenants. ↑
• Both Landscaping and maintaining yard — Enhances curb appeal and attracts more tenants. ↑

ⓘ 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: Fabens ISD
• NCES district ID: 4818900
• Math proficiency: 13% ▼ -40.00%
• Reading proficiency: 21% ▼ -17.00%
• Median HH income: $26,215
• Composite: 13.13/100
• National rank: #9559
• State rank: #809 of 826 in TX

Livability — Fabens

• Score: 54/100
• State rank: #1383
• US rank: #23757

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fabens, TX
• Population (ZIP): 4,813

Population outlook (El Paso County) Hauer SSP2

• Today (2025): 897,899 people
• By 2030: 922,694 · +2.8%
• By 2040: 960,492 · +7.0%
• By 2050: 982,919 · +9.5%
• By 2075: 997,266 · +11.1%
• By 2100: 900,630 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 51% White 2%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 38% · Canada
• Languages at home: 15% English-only · Spanish 85%

Political lean MEDSL · El Paso

• 2024 margin: D (+15.1) · D 57.0% · R 41.8% · Other 1.2%
• 2008→2024 swing: -17.4pp toward R · 2008: 32.5pp · 2024: 15.1pp
• All cycles: 2024: D+15.1 2020: D+35.1 2016: D+43.2 2012: D+32.6 2008: D+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.89%
• Current HPI: 187.9522
• 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 event — show timeline

• 2026-04-30 Listed $194,950 GEPARMLS