305 De Stefano Ln · Horizon City, TX 79928

$205,000

4 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 2 Days on market

Built 2005 5,951 sqft lot

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 4-bedroom, 2-bath residence offering comfort, functionality, and thoughtful updates throughout. Featuring tile flooring in every room, a refrigerated air system installed in 2024, and a roof replaced in 2021, this home is move-in ready and designed for easy living. The spacious primary suite is a private retreat, complete with dual vanities, a walk-in shower, jetted soaking tub, and an oversized walk-in closet. The functional floor plan provides comfortable living spaces ideal for both everyday life and entertaining. Step outside to enjoy a low-maintenance backyard featuring a gazebo-covered patio, generous outdoor living space, and a raised privacy wa

Key facts

• Dual vanities
• Primary suite
• Tile flooring

Tags

• TILE FLOORING
• REFRIGERATED AIR SYSTEM
• ROOF REPLACED
• PRIMARY SUITE
• DUAL VANITIES
• WALK-IN SHOWER

Property features AI

Finance

• Other: No additional finance details provided
• Financial info: Tax information available but excluded per instructions
• HOA & community: No HOA fees

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Utility details not provided
• Home design: Single family residence
• Construction: Stucco exterior; Shingle, pitched roof; Built area approximately 1478 total
• Exterior features: Walled backyard; Back yard access; Open patio

Interior

• Kitchen: Appliances listed in remarks
• Bedrooms: Bedroom count not provided
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Refrigerated cooling; Central air; Ceiling fans
• Interior features: Cable TV ready; Ceiling fans; Pantry; Double-pane windows
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (9.2% below list).
• Recommended offer: $163k (20.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#619 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Clint ISD (suburban): math 14% / reading 22% proficiency, ranked #792 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Desert Hills El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 907 students, 78% FRL); Horizon Middle (math 16% / reading 20%, grade F, #1,491 of 1,662 statewide, top 91%, 670 students, 84% FRL); Horizon H S (math 14% / reading 26%, grade F, #1,397 of 1,632 statewide, top 87%, 1,677 students, 85% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 2098 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y ago 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

• Watch-outs: property tax is 3.2% of price.
• 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 $162,973 (20.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 0.91% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-48,295
• Equity at exit: $30,566

10-year hold

• IRR: -20.2%
• Equity multiple: -0.07×
• Total profit: $-61,260
• Equity at exit: $17,725

Cash invested: $57,400 (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 79928

• Home prices YoY: -16.9%
• Rents YoY: 2.9%
• Active inventory: 2098
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,861 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$548 /mo · $6,574/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-238

Break-even live

Break-even rent $2,162

Max offer price $162,973

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-180	+0% $-238	+5% $-296	+10% $-354
Rent	-10% $-385	-5% $-311	+0% $-238	+5% $-164	+10% $-91
Rate	-1.0pp $-135	-0.5pp $-186	base $-238	+0.5pp $-291	+1.0pp $-345

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14044 Peter Noyes Dr El Paso, TX	4.0	2.0	1594	$1,650	$1.04	5d	1	0.10mi
304 Jim Hofher Pl El Paso, TX	4.0	2.0	1466	$1,600	$1.09	5d	1	0.10mi
305 De Palma Pl El Paso, TX	4.0	2.0	1467	$1,635	$1.11	45d	1	0.12mi
424 Cutler Pl Horizon City, TX	3.0	2.0	1874	$1,895	$1.01	4d	1	0.51mi
14321 Bill Lazor Pkwy El Paso, TX	3.0	2.0	1164	$1,925	$1.65	45d	1	0.60mi
15006 Nunda Dr Unit B Horizon City, TX	3.0	2.0	1120	$1,250	$1.12	25d	1	0.69mi
14364 Nick Drahos Ln El Paso, TX	3.0	2.0	1066	$1,700	$1.59	13d	1	0.73mi
14324 Desert Shadow Dr Horizon City, TX	3.0	2.0	1250	$1,600	$1.28	16d	1	0.92mi
13745 Lago Vista Ave El Paso, TX	4.0	3.0	1687	$1,850	$1.10	4d	1	1.03mi
732 Desert Sage Dr Horizon City, TX	4.0	2.0	1420	$1,635	$1.15	12d	1	1.08mi
732 Desert Sage Dr Horizon City, TX	4.0	2.0	1420	$1,635	$1.15	4d	1	1.08mi
14496 Cabana Dr Horizon City, TX	3.0	2.0	1120	$1,475	$1.32	45d	1	1.09mi
456 Von Bargen Dr Horizon City, TX	3.0	2.0	1120	$1,300	$1.16	16d	1	1.16mi
644 Paseo Dulce Ave El Paso, TX	4.0	2.0	1509	$2,200	$1.46	45d	1	1.16mi
544 Cedarwood Ave El Paso, TX	3.0	2.0	1523	$1,795	$1.18	45d	1	1.18mi
656 Orchid Dr Horizon City, TX	3.0	2.0	1092	$1,350	$1.24	25d	1	1.49mi
840 Paseo Dulce Ave El Paso, TX	4.0	2.0	1600	$1,800	$1.12	45d	1	1.49mi

Listing history 2 events

1. 2026-06-22
   remarks 699-char remark
2. 2026-06-22
   listed $205,000 Active 2 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: $6,574 · $548/mo
• Projected year-2 tax: $6,574 · $548/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,335
• − Mortgage interest: −$11,483
• − Property taxes: −$6,574
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$5,964
• Taxable loss: −$6,284
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $-1,347/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: Clint ISD
• NCES district ID: 4814430
• Math proficiency: 14% ▼ -32.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $37,490
• Composite: 15.03/100
• National rank: #9356
• State rank: #792 of 826 in TX

Livability — Horizon City

• Score: 66/100
• State rank: #619
• US rank: #11815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Horizon City, TX
• County: El Paso County · 761,266 people
• City population: 86,599
• Metro: El Paso, TX
• Population (ZIP): 86,599
• Household income: $76,643
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 838.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 39% White 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 23% · Canada
• Languages at home: 25% English-only · Spanish 74% Other Asian/Pacific 1%

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: ▼ -40.72%
• Current HPI: 200.6454
• Rent YoY: ▲ 2.93%
• Metro: El Paso, 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

+81.4% since first listed

14 events — show timeline

• 2026-06-19 Listed $205,000 GEPARMLS
• 2024-11-04 Listing Removed — GEPARMLS
• 2024-10-22 Price Changed $196,999 GEPARMLS
• 2024-09-26 Listed $199,999 GEPARMLS
• 2021-08-06 Pending — GEPARMLS
• 2021-07-22 Relisted — GEPARMLS
• 2021-06-14 Pending — GEPARMLS
• 2021-06-02 Listed $154,950 GEPARMLS
• 2018-12-07 Listing Removed — GEPARMLS
• 2018-12-06 Listing Removed — GEPARMLS
• 2009-08-24 Sold (Public Records) — Public Records
• 2009-08-04 Listed $107,500 GEPARMLS
• 2009-06-16 Listed $109,900 GEPARMLS
• 2008-10-30 Listed $113,000 GEPARMLS

Property tax history

+7.5%/yr

Latest (2025): $6,574 · -2.6% YoY. Source: county tax records.