13181 Flamborough · Socorro, TX 79836

$147,500

2 bd · 1.5 ba · 784 sqft · Manufactured · 103 Days on market

Built 1997 0.36 ac 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
• Appreciation +7.2/10.0
• DSCR +5.9/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Wellcome Home . This one is located in Clint Texas . Sitting on a corner lot of quiet and well established neighborhood . Updated ,close to I-10 , Pet friendly Great for outdoor getting together and with too many options to be mentioned . Come and see it for your self .

Key facts

• Updated
• Quiet neighborhood
• Pet friendly

Tags

• CORNER LOT
• QUIET NEIGHBORHOOD
• UPDATED
• PET FRIENDLY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (12.4% below list).
• Recommended offer: $129k (12.4% below list) — sets the bar for 1% rule.

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: amenities F, commute F, employment 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: Wm David Surratt El (math 16% / reading 19%, grade F, #3,805 of 4,322 statewide, top 89%, 957 students, 82% FRL); Clint J H School (math 9% / reading 14%, grade F, #1,629 of 1,662 statewide, top 98%, 529 students, 84% FRL); Clint H S (math 12% / reading 28%, grade F, #1,397 of 1,632 statewide, top 87%, 745 students, 82% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.3% 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 (4.3% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($134k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $129,148 (12.4% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.18%
• DSCR: 1.19
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.90×
• Total profit: $37,322
• Equity at exit: $77,450

10-year hold

• IRR: 15.7%
• Equity multiple: 3.61×
• Total profit: $107,757
• Equity at exit: $128,850

Cash invested: $41,300 (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 79836

• Home prices YoY: 2.6%
• Active inventory: 147
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $144

Break-even live

Break-even rent $1,109

Max offer price $147,500

Occupancy floor 84%

Sensitivity live

Price	-10% $227	-5% $186	+0% $144	+5% $102	+10% $60
Rent	-10% $42	-5% $93	+0% $144	+5% $195	+10% $246
Rate	-1.0pp $218	-0.5pp $181	base $144	+0.5pp $106	+1.0pp $67

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $147,500 Active 103 DOM
2. 2026-06-18
   days on market $147,500 Active 100 DOM
3. 2026-06-17
   days on market $147,500 Active 99 DOM
4. 2026-06-16
   days on market $147,500 Active 98 DOM
5. 2026-06-15
   days on market $147,500 Active 97 DOM
6. 2026-06-13
   days on market $147,500 Active 95 DOM
7. 2026-06-10
   days on market $147,500 Active 92 DOM
8. 2026-06-09
   days on market $147,500 Active 91 DOM
9. 2026-06-08
   days on market $147,500 Active 90 DOM
10. 2026-06-07
    days on market $147,500 Active 89 DOM
11. 2026-06-03
    days on market $147,500 Active 85 DOM
12. 2026-06-03
    days on market $147,500 Active 84 DOM
13. 2026-06-01
    days on market $147,500 Active 83 DOM
14. 2026-05-31
    days on market $147,500 Active 82 DOM
15. 2026-03-10
    listed $147,500 Active 277-char remark

    Show marketing remark (277 chars)

    Wellcome Home . This one is located in Clint Texas . Sitting on a corner lot of quiet and well established neighborhood . Updated ,close to I-10 , Pet friendly Great for outdoor getting together and with too many options to be mentioned . Come and see it for your self .

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $2,699 · $225/mo
• Expected delta: +$2,202/yr (+$183/mo · 442.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $15,498
• − Mortgage interest: −$8,262
• − Property taxes: −$497
• − Insurance: −$738
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$4,291
• Taxable loss: −$770
• Est. tax savings @ 24.0%: +$185
• After-tax cash flow: $1,911/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

• City population: 44,444
• Population (ZIP): 7,481

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 (90%)
• Race & ethnicity: Hispanic / Latino 90% Two or more races 40% White 6% Black 3%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 23% · Canada
• Languages at home: 20% English-only · Spanish 79%

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: ▲ 4.31%
• Current HPI: 166.8578
• 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

1 event — show timeline

• 2026-03-10 Listed $147,500 GEPARMLS

Property tax history

+1.9%/yr

Latest (2025): $497 · +3.7% YoY. Source: county tax records.