5105 Garland Ln · El Paso, TX 79924

$92,000

3 bd · 2.0 ba · 1,299 sqft · SingleFamily public records · 1 Days on market

Built 1978 1.87 ac 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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Single Level Home situated in the Apollo Heights subdivision. High Potential fixer-upper features a large Open Concept Living Area with Fireplace and Bar, Kitchen has a Pantry and Bar Seating, Dining Area is Open to the Living Area; 3 Bedrooms with an over-sized Master with 2 Closets and Master Bath, 2 well sized Bedrooms & a Full Main Bath. Refrigerated AC, Double Garage with Laundry Area and Storage Space. Excellent curb-appeal potential on this over-sized lot with plenty of space to accommodate RV Parking, add a swimming pool and/or expand the house. Short walk to Veterans Park and Elementary/Middle Schools. Short drive to US-54-Patriot Freeway & Loop-375 for quick access to

Key facts

• Dining area is open
• Refrigerated ac
• Kitchen has a pantry

Tags

• OPEN CONCEPT LIVING AREA
• FIREPLACE AND BAR
• KITCHEN HAS A PANTRY
• BAR SEATING
• DINING AREA IS OPEN
• REFRIGERATED AC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).

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.
• Zoned schools: Dr Joseph Torres El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 604 students, 85% FRL); Charles Middle (math 25% / reading 34%, grade F, #1,077 of 1,662 statewide, top 66%, 450 students, 84% FRL); Andress H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 1,530 students, 83% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 241 active listings in the ZIP; 40 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).
• This rent runs 33% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.5% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,000

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.73% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.81%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $206,541
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4800 Trojan Dr	0.56mi	3/2.0	1,450 (+12%)	0mo	$230,000	$159	54

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 · 4.5% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.05×
• Total profit: $26,935
• Equity at exit: $13,717

10-year hold

• IRR: 33.6%
• Equity multiple: 4.28×
• Total profit: $84,558
• Equity at exit: $7,954

Cash invested: $25,760 (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 79924

• Home prices YoY: -13.2%
• Rents YoY: 4.5%
• Active inventory: 241
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $618

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 56%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10452 Persephone Dr El Paso, TX	3.0	2.0	1014	$1,250	$1.23	14d	1	0.21mi
10521 Gala Pl El Paso, TX	3.0	2.0	1346	$1,485	$1.10	44d	1	0.22mi
10429 Persephone Dr El Paso, TX	4.0	2.0	1238	$1,790	$1.45	3d	1	0.23mi
5012 Salem Dr El Paso, TX	3.0	2.0	1306	$1,850	$1.42	24d	1	0.26mi
4917 Royal Dr El Paso, TX	3.0	2.0	1034	$1,425	$1.38	24d	1	0.67mi
10720 McAllen Pl El Paso, TX	3.0	2.0	1134	$1,500	$1.32	24d	1	0.69mi
5140 Tropicana Ave El Paso, TX	3.0	1.0	998	$1,100	$1.10	12d	1	0.73mi
5140 Tropicana Ave El Paso, TX	3.0	1.0	998	$1,050	$1.05	3d	1	0.73mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	44d	1	0.78mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	14d	1	0.78mi
4713 Harvest Ln El Paso, TX	3.0	2.0	1220	$1,475	$1.21	24d	1	0.80mi
10983 Duke Snider Cir El Paso, TX	4.0	2.0	1760	$1,850	$1.05	44d	1	0.91mi
10902 Yogi Berra Dr El Paso, TX	3.0	2.0	1167	$1,300	$1.11	24d	1	0.93mi
10344 Redwood St El Paso, TX	3.0	2.0	1179	$1,275	$1.08	24d	1	0.94mi
10969 Duke Snider Cir El Paso, TX	3.0	2.0	1003	$1,385	$1.38	12d	1	0.97mi
5205 Nome Ave El Paso, TX	4.0	2.0	1788	$1,995	$1.12	24d	1	0.97mi
10899 Northview Dr El Paso, TX	3.0	2.0	1532	$1,500	$0.98	24d	1	0.97mi
10948 Casey Stengel Pl El Paso, TX	3.0	2.0	1304	$1,625	$1.25	44d	1	0.98mi
10901 Joe Dimaggio Cir El Paso, TX	4.0	2.0	1400	$1,750	$1.25	21d	1	0.99mi
10909 Northview Dr El Paso, TX	4.0	2.0	1473	$1,850	$1.26	14d	1	1.01mi
10345 Biscaine St El Paso, TX	4.0	2.0	1778	$1,675	$0.94	24d	1	1.03mi
5732 Arrowhead Dr El Paso, TX	3.0	1.0	957	$1,175	$1.23	44d	1	1.06mi
5741 Arrowhead Dr El Paso, TX	3.0	2.0	1080	$1,175	$1.09	44d	1	1.06mi
5845 Wrangler Dr El Paso, TX	3.0	1.5	1196	$1,550	$1.30	24d	1	1.09mi
5613 Creston Ave El Paso, TX	3.0	2.0	1364	$1,550	$1.14	3d	1	1.12mi
10800 McCombs St El Paso, TX	1.0–3.0	1.0–2.5	1067	$1,970	$1.85	3d	12	1.21mi
10096 Ontario St El Paso, TX	4.0	2.0	1774	$1,859	$1.05	44d	1	1.25mi
10037 Oakwood Dr El Paso, TX	3.0	1.5	1039	$1,200	$1.15	44d	1	1.25mi
5516 Fairbanks Dr El Paso, TX	3.0	2.0	1303	$1,500	$1.15	44d	1	1.28mi
10004 Odessa Ln El Paso, TX	4.0	2.0	1770	$1,495	$0.84	44d	1	1.30mi
5904 Cielo Del Rey Pl Unit A El Paso, TX	3.0	2.5	1165	$1,395	$1.20	3d	1	1.34mi
5912 Cielo Del Rey Pl Unit B El Paso, TX	3.0	2.5	1200	$1,500	$1.25	44d	1	1.37mi
5916 Cielo Del Rey Pl Unit A El Paso, TX	3.0	2.5	1165	$1,250	$1.07	24d	1	1.37mi
11051 Rockdale St El Paso, TX	3.0	2.0	1337	$1,895	$1.42	24d	1	1.37mi
11205 Whitey Ford St El Paso, TX	3.0	2.0	1286	$1,450	$1.13	14d	1	1.37mi
5640 Rick Husband Dr El Paso, TX	3.0	2.0	1500	$1,595	$1.06	44d	1	1.40mi
10132 Dyer St Unit 8 El Paso, TX	3.0	2.5	1510	$1,300	$0.86	3d	1	1.40mi
5661 Michael P Anderson Ln El Paso, TX	3.0	2.0	1530	$1,500	$0.98	19d	1	1.42mi
5652 Rick Husband Dr El Paso, TX	3.0	2.0	1160	$1,500	$1.29	24d	1	1.42mi
5944 Bridalveil Dr El Paso, TX	2.0	2.0	912	$1,250	$1.37	24d	1	1.46mi

Listing history 3 events

1. 2026-01-27
   status Pending
2. 2026-01-24
   listed $92,000 Active
3. 1978-07-01
   soldstatus

ⓘ 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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 27 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: $19,051
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − Depreciation: −$2,676
• Taxable income: $6,333
• Est. tax owed @ 24.0%: −$1,520
• After-tax cash flow: $5,901/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
• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 60,364
• Household income: $56,976
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1903.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 35% White 16% Black 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 66% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 42% English-only · Spanish 56% German/W. Germanic 1% Korean 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: ▼ -40.46%
• Current HPI: 265.8729
• Rent YoY: ▲ 4.50%
• 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

3 events — show timeline

• 2026-01-27 Pending — GEPARMLS
• 2026-01-24 Listed $92,000 GEPARMLS
• 1978-07-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $4,800 · +12.0% YoY. Source: county tax records.