6206 Cleveland Ave · El Paso, TX 79905

$195,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 13 Days on market

Built 1960 6,000 sqft lot

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

Listing remarks

This centrally located home features 2 bedroom and 1 full bath and an additional spacious room that can be used as a master bedroom, flex room or family room . . Move in ready , the home has been recently updated and offers comfortable living in prime location. This home is a great investment with endless possibilities

Key facts

• 6,000 sq ft lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Lot about 0.14 acres
• HOA & community: No HOA fees

Exterior

• Home design: Single family residence
• Construction: Construction details: see remarks; Roof: see remarks; Built area approximately 1360
• Exterior features: See remarks; Fenced yard

Interior

• Kitchen: Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Refrigerated cooling
• Interior features: See remarks; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (28.9% below list).
• Recommended offer: $139k (28.9% below list) — sets the bar for 1% rule.

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: Hawkins El (math 54% / reading 64%, grade B-, #409 of 4,322 statewide, top 10%, 262 students, 97% FRL); Ross Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 658 students, 79% FRL); Burges H S (math 36% / reading 37%, grade F, #924 of 1,632 statewide, top 57%, 1,478 students, 80% FRL) — zoned schools average 85% FRL vs 65% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

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 $138,741 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $88,862
• Equity at exit: $175,671

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $275,414
• Equity at exit: $378,842

Cash invested: $54,600 (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 79905

• Home prices YoY: 12.8%
• Active inventory: 60
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$265 /mo · $3,180/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-273

Break-even live

Break-even rent $1,733

Max offer price $146,810

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6203 Trowbridge Dr El Paso, TX	3.0	1.0	1003	$1,400	$1.40	23d	1	0.10mi
6005 Tampa Ave El Paso, TX	3.0	2.0	906	$1,450	$1.60	43d	1	0.38mi
1015 N Clark Dr El Paso, TX	2.0	1.0	1031	$1,200	$1.16	3d	1	0.39mi
209 N Seville Dr Unit A El Paso, TX	3.0	2.5	1250	$1,600	$1.28	2d	1	0.54mi
187 N Awbrey St Unit 1 El Paso, TX	2.0	1.0	891	$850	$0.95	19d	1	0.59mi
5530 Venezuela Rd El Paso, TX	3.0	3.0	1568	$1,350	$0.86	43d	1	0.96mi
6530 Mohawk Ave El Paso, TX	3.0	2.0	1113	$1,650	$1.48	43d	1	0.98mi
339 Medina St Unit A El Paso, TX	4.0	2.0	1300	$1,465	$1.13	43d	1	1.11mi
726 Medina St El Paso, TX	3.0	2.0	1310	$1,600	$1.22	3d	1	1.44mi

Listing history 13 events

1. 2026-06-19
   status $195,000 Active 13 DOM
2. 2026-06-18
   days on market $195,000 Active Under Contract 13 DOM
3. 2026-06-17
   days on market $195,000 Active Under Contract 12 DOM
4. 2026-06-16
   days on market $195,000 Active Under Contract 11 DOM
5. 2026-06-15
   status $195,000 Active Under Contract 10 DOM
6. 2026-06-15
   days on market $195,000 Active 10 DOM
7. 2026-06-13
   days on market $195,000 Active 8 DOM
8. 2026-06-13
   days on market $195,000 Active 7 DOM
9. 2026-06-10
   days on market $195,000 Active 5 DOM
10. 2026-06-09
    days on market $195,000 Active 4 DOM
11. 2026-06-08
    days on market $195,000 Active 3 DOM
12. 2026-06-07
    remarks 320-char remark
13. 2026-06-07
    listed $195,000 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: $3,180 · $265/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$389/yr (+$32/mo · 12.2%)

ⓘ 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 ≥102°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,649
• − Mortgage interest: −$10,923
• − Property taxes: −$3,180
• − Insurance: −$975
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$5,673
• Taxable loss: −$6,766
• Est. tax savings @ 24.0%: +$1,624
• After-tax cash flow: $-1,650/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
• City population: 630,223
• Population (ZIP): 22,062

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 50% White 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 89%
• Foreign-born: 32% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: ▲ 29.29%
• Current HPI: 258.3487
• 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

3 events — show timeline

• 2026-06-04 Listed $195,000 GEPARMLS
• 1987-04-16 Sold (Public Records) — Public Records
• 1976-07-01 Sold (Public Records) — Public Records

Property tax history

+12.5%/yr

Latest (2025): $3,180 · +12.0% YoY. Source: county tax records.