10956 Los Magos Cir · Socorro, TX 79927

$150,000

3 bd · 1.0 ba · 1,008 sqft · Manufactured · 9 Days on market

Built 1980 0.50 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Appreciation +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Recently renovated 3-bedroom, 1-bath mobile home situated on a spacious 0.50-acre, with no HOA! Whether you're looking for a comfortable place to call home or the perfect canvas to build your dream home down the road, this property offers endless potential. The mobile home is not on a permanent foundation and can be relocated if desired, giving buyers added flexibility and options. Conveniently located and full of opportunity - schedule your showing today! ----- Casa móvil recientemente renovada con 3 recámaras y 1 baño, ubicada en un amplio terreno de 0.50 acres, sin HOA! Ya sea que busques un hogar acogedor o el lugar perfecto para construir la casa de tus s

Key facts

• Spacious 0.50-acre
• Recently renovated
• No hoa

Tags

• RECENTLY RENOVATED
• NO HOA
• SPACIOUS 0.50-ACRE
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA fees listed (association fee includes: None)

Exterior

• Utilities: Sewer: see remarks
• Home design: Manufactured home; Single-story (manufactured home dimensions: approximately 24' x 42')
• Construction: Wood siding construction
• Exterior features: See remarks (additional exterior details provided by listing); Fenced yard; Pitched roof; Wood siding

Interior

• Kitchen: Fan hood; See remarks (additional kitchen details provided by listing)
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: See remarks (additional interior details provided by listing)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $147k (1.9% below list).
• Recommended offer: $147k (1.9% 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.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robert R Rojas El (math 12% / reading 22%, grade F, #3,836 of 4,322 statewide, top 91%, 516 students, 89% FRL); Salvador Sanchez Middle (math 12% / reading 17%, grade F, #1,583 of 1,662 statewide, top 96%, 615 students, 86% FRL); Socorro H S (math 13% / reading 35%, grade F, #1,333 of 1,632 statewide, top 82%, 2,484 students, 87% FRL) — zoned schools average 87% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.3%/yr); 219 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 ($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 $1k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $150k implies a 991% gain — meaningful room to come down on a strong offer.

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 $147,087 (1.9% 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: 0.98% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.5

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: 4.0%
• Equity multiple: 1.18×
• Total profit: $7,608
• Equity at exit: $36,687

10-year hold

• IRR: 12.0%
• Equity multiple: 2.27×
• Total profit: $53,386
• Equity at exit: $38,932

Cash invested: $42,000 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$787
• Tax from tax record: −$77 /mo · $922/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $236

Break-even live

Break-even rent $1,172

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $321	-5% $278	+0% $236	+5% $194	+10% $151
Rent	-10% $120	-5% $178	+0% $236	+5% $294	+10% $352
Rate	-1.0pp $312	-0.5pp $274	base $236	+0.5pp $197	+1.0pp $158

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10680 Horn Cir Unit 12 Socorro, TX	2.0	2.0	940	$1,350	$1.44	44d	1	0.69mi
10680 Horn Cir Socorro, TX	2.0	2.0	940	$1,338	$1.42	3d	3	0.69mi
780 Clems Rd Unit 7 Socorro, TX	2.0	2.0	1021	$1,200	$1.18	24d	1	0.83mi
780 Clems Rd Socorro, TX	2.0–3.0	1.0–2.0	963	$1,200	$1.25	3d	3	0.83mi
780 Clems Rd Unit 2 Socorro, TX	3.0	2.0	906	$1,200	$1.32	24d	1	0.83mi
780 Clems Rd Unit 1 Socorro, TX	3.0	1.0	920	$1,200	$1.30	24d	1	0.83mi
10368 Potencia Dr Unit B Socorro, TX	2.0	1.0	700	$800	$1.14	15d	1	1.48mi
10183 Dijon Pl Socorro, TX	3.0	2.0	1340	$1,495	$1.12	15d	1	1.48mi
10281 Valle del Mar Dr El Paso, TX	3.0	2.0	1328	$1,600	$1.20	15d	1	1.50mi

Listing history 7 events

1. 2026-06-05
   statusdays on market $150,000 Pending 9 DOM
2. 2026-06-03
   days on market $150,000 Active 8 DOM
3. 2026-06-03
   days on market $150,000 Active 7 DOM
4. 2026-06-01
   days on market $150,000 Active 6 DOM
5. 2026-05-31
   days on market $150,000 Active 5 DOM
6. 2026-05-26
   listed $150,000 Active
7. 1985-10-07
   soldstatus $13,750

ⓘ 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: $922 · $77/mo
• Projected year-2 tax: $2,745 · $229/mo
• Expected delta: +$1,823/yr (+$152/mo · 197.7%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,650
• − Mortgage interest: −$8,402
• − Property taxes: −$922
• − Insurance: −$750
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$4,364
• Taxable income: $388
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $2,739/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: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 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

+990.9% since first listed

2 events — show timeline

• 2026-05-26 Listed $150,000 GEPARMLS
• 1985-10-07 Sold (Public Records) $13,750 Public Records

Property tax history

+5.0%/yr

Latest (2025): $922 · -1.9% YoY. Source: county tax records.