9425 Gschwind St · El Paso, TX 79924

$130,000

3 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 51 Days on market

Built 1955 6,500 sqft 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 +18.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +5.9/10.0
• 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

PRICE REDUCED and BACK ON THE MARKET This Starter Home featuring 3 bedrooms and two bathrooms. Remodeled and updated in 2021. Kitchen has granite counter tops and stainless-steel appliances. Refrigerated A/C and central air. Seller is Secretary of Veterans Affairs, and they do not pay for title policy or the survey. Please check all information provided before submitting an offer. All offers must be submitted at vrm properties

Key facts

• 6,500 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% 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.
• Zoned schools: Coach Archie Duran El (737 students, 97% FRL); Irvin H S (math 27% / reading 19%, grade F, #1,348 of 1,632 statewide, top 83%, 987 students, 98% FRL) — zoned schools average 97% FRL vs 65% district-wide (32 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 34% 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 $899 of loan paydown is wiped out by about $4k 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

• It's been on market 51 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.23% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.5% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-10,394
• Equity at exit: $19,383

10-year hold

• IRR: 4.3%
• Equity multiple: 1.34×
• Total profit: $12,356
• Equity at exit: $11,240

Cash invested: $36,400 (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 79924

• Home prices YoY: -13.2%
• Rents YoY: 4.5%
• Active inventory: 241
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$682
• Tax from tax record: −$398 /mo · $4,781/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $127

Break-even live

Break-even rent $1,436

Max offer price $130,000

Occupancy floor 87%

Sensitivity live

Price	-10% $200	-5% $163	+0% $127	+5% $90	+10% $53
Rent	-10% $0	-5% $63	+0% $127	+5% $190	+10% $253
Rate	-1.0pp $192	-0.5pp $160	base $127	+0.5pp $93	+1.0pp $59

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9513 Fairfax St El Paso, TX	4.0	2.0	2000	$1,885	$0.94	3d	1	0.51mi
5249 Wren Ave El Paso, TX	1.0–3.0	1.0–2.0	850	$1,115	$1.31	3d	9	0.52mi
5104 Paris Ave El Paso, TX	3.0	2.0	1196	$1,495	$1.25	3d	1	0.72mi
9820 Eloice Rd El Paso, TX	3.0	3.0	1824	$1,950	$1.07	15d	1	0.77mi
5728 Mackerel Ln El Paso, TX	3.0	3.0	2060	$1,600	$0.78	44d	1	0.89mi
9406 Montgomery Dr El Paso, TX	3.0	2.0	1661	$1,500	$0.90	3d	1	0.90mi
10004 Odessa Ln El Paso, TX	4.0	2.0	1770	$1,495	$0.84	44d	1	0.95mi
9779 McCombs St Apt E4 El Paso, TX	2.0	2.0	1220	$1,395	$1.14	44d	1	0.97mi
9779 McCombs St Unit A-3 El Paso, TX	3.0	2.0	1368	$1,495	$1.09	44d	1	0.97mi
9779 McCombs St Unit A-8 El Paso, TX	3.0	2.0	1220	$1,495	$1.23	24d	1	0.97mi
5725 Waycross Ave El Paso, TX	3.0	2.0	1240	$1,425	$1.15	24d	1	0.99mi
5724 Saluki Dr Unit B El Paso, TX	3.0	2.0	1189	$1,325	$1.11	44d	1	1.00mi
5516 Fairbanks Dr El Paso, TX	3.0	2.0	1303	$1,500	$1.15	44d	1	1.16mi
4600 Gabriel Dr El Paso, TX	3.0	2.0	1111	$1,400	$1.26	44d	1	1.19mi
5205 Nome Ave El Paso, TX	4.0	2.0	1788	$1,995	$1.12	24d	1	1.27mi
9285 Railroad Dr El Paso, TX	4.0	2.0	1180	$1,050	$0.89	3d	1	1.30mi
8921 Mount Olympus Dr El Paso, TX	3.0	2.0	1523	$1,400	$0.92	44d	1	1.36mi
5945 Tautoga Dr El Paso, TX	3.0	2.0	1404	$1,550	$1.10	15d	1	1.39mi
8944 Herbert St Unit B El Paso, TX	3.0	2.0	1207	$1,375	$1.14	24d	1	1.47mi
10096 Ontario St El Paso, TX	4.0	2.0	1774	$1,859	$1.05	44d	1	1.47mi
5613 Creston Ave El Paso, TX	3.0	2.0	1364	$1,550	$1.14	3d	1	1.48mi

Listing history 27 events

1. 2026-03-20
   status Pending
2. 2026-03-13
   price $130,000
3. 2026-01-28
   listed $148,750 Active
4. 2022-02-09
   soldstatus
5. 2022-01-14
   status Pending
6. 2021-08-05
   listed $145,900 Active
7. 2018-12-07
   price $96,500
8. 2017-04-04
   soldstatus
9. 2017-03-11
   status Pending
10. 2017-03-11
    price $101,000
11. 2017-02-13
    listed $96,500 Active
12. 2017-01-12
    historical
13. 2016-11-03
    price $97,000
14. 2016-09-09
    status Active
15. 2016-07-20
    status Pending
16. 2016-06-07
    listed $99,950 Active
17. 2015-02-18
    soldstatus
18. 2015-01-29
    historical
19. 2014-12-12
    listed $94,900
20. 2014-11-18
    historical
21. 2014-08-15
    listed $99,950
22. 2014-08-02
    historical
23. 2014-07-08
    listed $110,000
24. 2014-02-21
    soldstatus
25. 1997-01-21
    soldstatus
26. 1995-05-26
    soldstatus
27. 1978-10-01
    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: $4,781 · $398/mo
• Projected year-2 tax: $4,781 · $398/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 4/10 Moderate
• 🌡 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: $19,152
• − Mortgage interest: −$7,282
• − Property taxes: −$4,781
• − Insurance: −$650
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$3,782
• Taxable loss: −$407
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,616/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

+18.2% since first listed

27 events — show timeline

• 2026-03-20 Pending — GEPARMLS
• 2026-03-13 Price Changed $130,000 GEPARMLS
• 2026-01-28 Listed $148,750 GEPARMLS
• 2022-02-09 Sold (Public Records) — Public Records
• 2022-01-14 Pending — GEPARMLS
• 2021-08-05 Listed $145,900 GEPARMLS
• 2018-12-07 Price Changed $96,500 GEPARMLS
• 2017-04-04 Sold (Public Records) — Public Records
• 2017-03-11 Pending — GEPARMLS
• 2017-03-11 Price Changed $101,000 GEPARMLS
• 2017-02-13 Listed $96,500 GEPARMLS
• 2017-01-12 Listing Removed — GEPARMLS
• 2016-11-03 Price Changed $97,000 GEPARMLS
• 2016-09-09 Relisted — GEPARMLS
• 2016-07-20 Pending — GEPARMLS
• 2016-06-07 Listed $99,950 GEPARMLS
• 2015-02-18 Sold (Public Records) — Public Records
• 2015-01-29 Listing Removed — GEPARMLS
• 2014-12-12 Listed $94,900 GEPARMLS
• 2014-11-18 Listing Removed — GEPARMLS
• 2014-08-15 Listed $99,950 GEPARMLS
• 2014-08-02 Listing Removed — GEPARMLS
• 2014-07-08 Listed $110,000 GEPARMLS
• 2014-02-21 Sold (Public Records) — Public Records
• 1997-01-21 Sold (Public Records) — Public Records
• 1995-05-26 Sold (Public Records) — Public Records
• 1978-10-01 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $4,781 · +1.8% YoY. Source: county tax records.