12044 Cotton Cloud Way · Socorro, TX 79927

$114,000

4 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 20 Days on market

Built 2024 9,290 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
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Rare opportunity to own a . 21-acre lot tucked away in a quiet cul-de-sac, offering peaceful surroundings away from the city noise while still being conveniently located near shopping, dining, and major roads. The property already features an existing slab with rough plumbing completed and electrical available at the property, making it ideal for an investor, builder, or buyer ready to bring their vision to life. Survey and two different blueprint options are available for buyers to use if desired. Blue Sage Custom Builder can assist in bringing your dream home to reality or modifying plans to fit your needs, or buyers may choose the builder of their choice. Build a spacious home with your

Key facts

• Quiet cul-de-sac
• Existing slab
• Rough plumbing

Tags

• 21 ACRE LOT
• QUIET CUL-DE-SAC
• EXISTING SLAB
• ROUGH PLUMBING
• ELECTRICAL AVAILABLE
• SURVEY AVAILABLE

Property features AI

Finance

• Other: Building area approximately 2,000 total (provided)
• Financial info: Tax year 2026 (annual tax amount available but excluded per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Parking details not provided
• Security: No special listing conditions
• Utilities: Utilities details not provided
• Home design: Single family residence
• Construction: New construction; See remarks for construction materials; See remarks for roof
• Exterior features: See remarks for exterior features

Interior

• Kitchen: See remarks for appliance and kitchen details
• Bedrooms: Bedroom count not provided
• Flooring: See remarks for flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heating: see remarks; Has cooling
• Interior features: See remarks for interior details
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#830 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, 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.
• Market conditions: Rents rising fast (+5.3%/yr); 219 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 44% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $788 of loan paydown is wiped out by about $1k 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 (-0.9% appreciation + 5.3% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,290 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 13.79%
• Cash-on-cash: 26.78%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 2.31×
• Total profit: $41,830
• Equity at exit: $27,882

10-year hold

• IRR: 33.8%
• Equity multiple: 4.91×
• Total profit: $124,678
• Equity at exit: $29,589

Cash invested: $31,920 (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 79927

• Home prices YoY: -0.4%
• Rents YoY: 5.3%
• Active inventory: 219
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,967 high
• Mortgage (P&I): −$598
• Tax from tax record: −$196 /mo · $2,352/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $712

Break-even live

Break-even rent $1,065

Max offer price $114,000

Occupancy floor 59%

Sensitivity live

Price	-10% $777	-5% $745	+0% $712	+5% $680	+10% $648
Rent	-10% $557	-5% $635	+0% $712	+5% $790	+10% $868
Rate	-1.0pp $770	-0.5pp $741	base $712	+0.5pp $683	+1.0pp $653

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12049 Hidden Gardens Pl El Paso, TX	4.0	2.0	1467	$1,775	$1.21	24d	1	0.20mi
476 Deserts Dr Socorro, TX	4.0	2.0	1563	$1,999	$1.28	3d	1	0.25mi
629 Guy Meyers St El Paso, TX	4.0	3.0	1913	$2,000	$1.05	12d	1	0.73mi
301 Vida Bonita Way Clint, TX	3.0	3.0	1400	$1,350	$0.96	3d	1	0.80mi
618 Rafael Marmolejo St El Paso, TX	4.0	2.0	2362	$2,300	$0.97	3d	1	0.87mi
11571 Leonor Duran St El Paso, TX	4.0	2.5	2142	$2,100	$0.98	4d	1	0.91mi
330 Plantation Clint, TX	4.0	3.0	1680	$1,750	$1.04	3d	1	0.97mi
390 Burkett Clint, TX	3.0	2.0	2040	$1,850	$0.91	3d	1	1.05mi
11500 Summer Dr Unit B Socorro, TX	4.0	2.0	1594	$1,700	$1.07	3d	1	1.17mi
629 David Ortiz St El Paso, TX	3.0	2.0	1447	$1,750	$1.21	3d	1	1.23mi

Listing history 14 events

1. 2026-06-18
   days on market $114,000 Active 20 DOM
2. 2026-06-17
   days on market $114,000 Active 19 DOM
3. 2026-06-16
   days on market $114,000 Active 18 DOM
4. 2026-06-15
   days on market $114,000 Active 17 DOM
5. 2026-06-13
   days on market $114,000 Active 15 DOM
6. 2026-06-10
   days on market $114,000 Active 12 DOM
7. 2026-06-09
   days on market $114,000 Active 11 DOM
8. 2026-06-08
   days on market $114,000 Active 10 DOM
9. 2026-06-07
   days on market $114,000 Active 9 DOM
10. 2026-06-05
    days on market $114,000 Active 6 DOM
11. 2026-06-03
    days on market $114,000 Active 5 DOM
12. 2026-06-03
    days on market $114,000 Active 4 DOM
13. 2026-06-01
    days on market $114,000 Active 3 DOM
14. 2026-05-31
    days on market $114,000 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: $2,352 · $196/mo
• Projected year-2 tax: $2,352 · $196/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 23 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: $23,601
• − Mortgage interest: −$6,386
• − Property taxes: −$2,352
• − Insurance: −$570
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$3,316
• Taxable income: $7,201
• Est. tax owed @ 24.0%: −$1,728
• After-tax cash flow: $6,821/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 — Socorro

• Score: 63/100
• State rank: #830
• US rank: #14960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Socorro, TX
• County: El Paso County · 761,266 people
• City population: 44,444
• Metro: El Paso, TX
• Population (ZIP): 44,444
• Household income: $53,652
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 732.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 2% White 2%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 34% · Canada
• Languages at home: 16% English-only · Spanish 84%

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: ▼ -0.93%
• Current HPI: 239.646
• Rent YoY: ▲ 5.29%
• 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

+96.6% since first listed

20 events — show timeline

• 2026-05-27 Listed $114,000 GEPARMLS
• 2025-09-04 Sold (Public Records) — Public Records
• 2025-08-27 Pending — GEPARMLS
• 2025-07-01 Price Changed $108,000 GEPARMLS
• 2025-06-03 Price Changed $115,500 GEPARMLS
• 2025-04-28 Price Changed $116,000 GEPARMLS
• 2025-02-05 Price Changed $116,500 GEPARMLS
• 2024-12-02 Price Changed $117,000 GEPARMLS
• 2024-11-12 Price Changed $119,300 GEPARMLS
• 2024-11-06 Price Changed $119,400 GEPARMLS
• 2024-10-29 Price Changed $119,800 GEPARMLS
• 2024-10-19 Price Changed $119,900 GEPARMLS
• 2024-10-10 Listed $120,000 GEPARMLS
• 2024-10-08 Listing Removed — GEPARMLS
• 2024-06-08 Price Changed $358,750 GEPARMLS
• 2023-07-04 Relisted — GEPARMLS
• 2023-06-30 Listing Removed — GEPARMLS
• 2023-06-27 Listed $328,000 GEPARMLS
• 2023-04-18 Price Changed $68,000 GEPARMLS
• 2023-01-09 Listed $58,000 GEPARMLS

Property tax history

+27.8%/yr

Latest (2025): $2,352 · +266.4% YoY. Source: county tax records.