2209 Magoffin Ave · El Paso, TX 79901

$99,990

3 bd · 3.0 ba · 2,364 sqft · SingleFamily public records · 181 Days on market

Built 1912 3,000 sqft lot ↓ 5% since listing

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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 +8.7/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY! COULD BE COMMERCIAL . USED TO BE 3 APARTMENTS BUT NOW IS 1 HOME . THE RIGHT INVESTOR NEEDED TO MAKE IT COMMERCIAL STORE, 3 APARTMENTS, OR 1 LARGE HOME. THE POSSABILTIES ARE ENDLESS.

Key facts

• 3,000 sq ft lot
• Built 1912
• Listed 181 days

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#23 in TX, #1,375 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D+.
• El Paso ISD (urban): math 27% / reading 37% proficiency, ranked #591 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($692 loan paydown + $7k appreciation (7.5% 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 (7.5% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 181 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.5% of price; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 2.70% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.19%
• DSCR: 3.28
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 5.08×
• Total profit: $114,191
• Equity at exit: $72,494

10-year hold

• IRR: 57.4%
• Equity multiple: 10.83×
• Total profit: $275,177
• Equity at exit: $140,709

Cash invested: $27,997 (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 79901

• Home prices YoY: 3.6%
• Active inventory: 18
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$373 /mo · $4,473/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $1,194

Break-even live

Break-even rent $1,188

Max offer price $99,990

Occupancy floor 51%

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: $24,998
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1519 Golden Hill Ter El Paso, TX	2.0	2.5	1600	$2,750	$1.72	44d	6	0.93mi
1519 Golden Hill Ter Unit 8 El Paso, TX	2.0	2.5	1650	$2,950	$1.79	24d	1	0.93mi
1805 Gurss Pl El Paso, TX	3.0	1.5	2198	$2,400	$1.09	3d	1	1.25mi

Listing history 20 events

1. 2026-06-18
   days on market $99,990 Active 181 DOM
2. 2026-06-17
   price $99,990 Active 180 DOM
3. 2026-06-17
   days on market $105,000 Active 180 DOM
4. 2026-06-16
   days on market $105,000 Active 179 DOM
5. 2026-06-15
   days on market $105,000 Active 178 DOM
6. 2026-06-13
   days on market $105,000 Active 176 DOM
7. 2026-06-13
   days on market $105,000 Active 175 DOM
8. 2026-06-10
   days on market $105,000 Active 173 DOM
9. 2026-06-09
   days on market $105,000 Active 172 DOM
10. 2026-06-08
    days on market $105,000 Active 171 DOM
11. 2026-06-07
    days on market $105,000 Active 170 DOM
12. 2026-06-05
    days on market $105,000 Active 167 DOM
13. 2026-06-03
    days on market $105,000 Active 166 DOM
14. 2026-06-03
    days on market $105,000 Active 165 DOM
15. 2026-06-01
    days on market $105,000 Active 164 DOM
16. 2026-05-31
    days on market $105,000 Active 163 DOM
17. 2026-01-05
    price $105,000 212-char remark

    Show marketing remark (212 chars)

    GREAT INVESTMENT PROPERTY! COULD BE COMMERCIAL . USED TO BE 3 APARTMENTS BUT NOW IS 1 HOME . THE RIGHT INVESTOR NEEDED TO MAKE IT COMMERCIAL STORE, 3 APARTMENTS, OR 1 LARGE HOME. THE POSSABILTIES ARE ENDLESS.

18. 2025-12-18
    listed $110,000 Active 212-char remark

    Show marketing remark (212 chars)

    GREAT INVESTMENT PROPERTY! COULD BE COMMERCIAL . USED TO BE 3 APARTMENTS BUT NOW IS 1 HOME . THE RIGHT INVESTOR NEEDED TO MAKE IT COMMERCIAL STORE, 3 APARTMENTS, OR 1 LARGE HOME. THE POSSABILTIES ARE ENDLESS.

19. 1993-03-17
    soldstatus
20. 1982-09-01
    soldstatus

ⓘ 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: $4,473 · $373/mo
• Projected year-2 tax: $4,473 · $373/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 4/10 Moderate FEMA zone X · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 26 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: $32,402
• − Mortgage interest: −$5,601
• − Property taxes: −$4,473
• − Insurance: −$500
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$2,909
• Taxable income: $13,735
• Est. tax owed @ 24.0%: −$3,296
• After-tax cash flow: $11,036/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: El Paso ISD
• NCES district ID: 4818300
• Math proficiency: 27% ▼ -24.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $38,704
• Composite: 26.75/100
• National rank: #7138
• State rank: #591 of 826 in TX

Livability — El Paso

• Score: 81/100
• State rank: #23
• US rank: #1375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Paso, TX
• City population: 630,223
• Population (ZIP): 8,321

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 48% White 4% Black 2%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 44% · Canada
• Languages at home: 13% English-only · Spanish 86%

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: ▲ 7.49%
• Current HPI: 215.1564
• 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

-4.5% since first listed

4 events — show timeline

• 2026-01-05 Price Changed $105,000 GEPARMLS
• 2025-12-18 Listed $110,000 GEPARMLS
• 1993-03-17 Sold (Public Records) — Public Records
• 1982-09-01 Sold (Public Records) — Public Records

Property tax history

+14.6%/yr

Latest (2025): $4,473 · +20.0% YoY. Source: county tax records.