216 Stratus Rd · El Paso, TX 79912

$190,000

3 bd · 2.0 ba · 1,635 sqft · SingleFamily public records · 5 Days on market

Built 1960 7,100 sqft lot

---

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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 216 Stratus Rd Located on the desirable Westside of El Paso, this 1,600+ sq ft brick home offers a fantastic opportunity for buyers looking to add their personal touch in a great location. Featuring 3 bedrooms and 2 bathrooms, this well-laid-out home has solid bones and plenty of potential. Situated near shopping, dining, schools, and easy access to major roadways, the location is hard to beat. The classic brick exterior adds durability and charm, while the interior is ready for updates and improvements—perfect for an owner-occupant, investor, or renovator with vision. If you're looking for a home with strong upside in a prime Westside neighborhood, this one is ready to be

Key facts

• 7,100 sq ft lot
• Garage
• Built 1960

Tags

• CLASSIC BRICK EXTERIOR
• NEAR SHOPPING DINING SCHOOLS
• EASY ACCESS TO MAJOR ROADWAYS
• PRIME WESTSIDE NEIGHBORHOOD

Property features AI

Finance

• Other: Listed as a fixer upper
• HOA & community: No HOA fees

Exterior

• Home design: Single family residence
• Construction: Brick construction; Shingle roof; Built in 2026 (building area 1,635)
• Exterior features: Walled backyard; Back yard access; Open patio

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Vent hood; Refrigerator
• Flooring: Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Refrigerated cooling; Ceiling fans
• Interior features: Ceiling fans; Window shutters

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-27 ($-329/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (1.6% below list).
• Recommended offer: $185k (2.6% below list) — sets the bar for cash-flow.

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: Coronado H S (math 46% / reading 50%, grade D, #571 of 1,632 statewide, top 36%, 2,391 students, 57% FRL).
• Zoned-school proficiency averages 48% at this address vs 32% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the El Paso ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 277 active listings in the ZIP; 34 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 31% of the median local income ($73k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,152 (2.6% 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. 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. 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?
7. 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.
8. 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.
9. 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: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-33,698
• Equity at exit: $28,330

10-year hold

• IRR: -11.8%
• Equity multiple: 0.32×
• Total profit: $-36,292
• Equity at exit: $16,428

Cash invested: $53,200 (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 79912

• Rents YoY: 2.3%
• Active inventory: 277
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$996
• Tax from tax record: −$428 /mo · $5,142/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-27

Break-even live

Break-even rent $1,904

Max offer price $185,152

Occupancy floor 96%

Sensitivity live

Price	-10% $80	-5% $26	+0% $-27	+5% $-81	+10% $-135
Rent	-10% $-175	-5% $-101	+0% $-27	+5% $46	+10% $120
Rate	-1.0pp $68	-0.5pp $21	base $-27	+0.5pp $-77	+1.0pp $-127

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Stratus Rd El Paso, TX	4.0	2.0	1678	$2,150	$1.28	15d	1	0.01mi
6305 Palo Verde Pl Unit D El Paso, TX	3.0	2.5	1576	$1,995	$1.27	44d	1	0.22mi
350 Thunderbird Dr El Paso, TX	2.0	1.5–2.0	1201	$2,200	$1.83	15d	2	0.34mi
112 De Leon Dr El Paso, TX	3.0	2.0	1544	$1,875	$1.21	15d	1	0.37mi
350 Thunderbird Dr #21 El Paso, TX	2.0	1.5	1320	$2,400	$1.82	44d	1	0.37mi
200 Shadow Mountain Dr Unit 45 El Paso, TX	2.0	1.5	1200	$1,100	$0.92	3d	1	0.38mi
500 Thunderbird Dr #116 El Paso, TX	2.0	1.5	1654	$1,900	$1.15	44d	1	0.42mi
209 San Saba Rd El Paso, TX	3.0	2.0	1440	$1,790	$1.24	15d	1	0.49mi
151 N Alto Mesa Dr Unit A El Paso, TX	2.0	2.0	1316	$1,550	$1.18	44d	1	0.62mi
31 Stratford Hall Cir El Paso, TX	3.0	3.0	1893	$2,700	$1.43	44d	1	0.65mi
6513 Escondido Dr Unit A El Paso, TX	2.0	1.0	1169	$1,300	$1.11	44d	1	0.70mi
6613 Southwind Dr El Paso, TX	4.0	2.0	1730	$2,125	$1.23	24d	1	0.73mi
6613 Escondido Dr Unit B El Paso, TX	3.0	2.0	1563	$1,495	$0.96	15d	1	0.75mi
6613 Escondido Dr El Paso, TX	3.0	1.5	1563	$1,495	$0.96	15d	1	0.76mi
6141 Sierra Valle Ln El Paso, TX	3.0	2.5	2148	$2,000	$0.93	20d	1	0.77mi
521 S Balboa Rd El Paso, TX	4.0	2.0	2178	$2,100	$0.96	44d	1	0.80mi
368 Chermont Dr El Paso, TX	3.0	2.0	1409	$2,100	$1.49	3d	1	0.84mi
6700 Escondido Dr El Paso, TX	2.0	1.5	1153	$1,172	$1.02	3d	2	0.87mi
6869 Enid Ct El Paso, TX	1.0–2.0	1.0–1.5	1075	$1,375	$1.28	3d	5	0.92mi
5817 Lawndale Dr Unit 4 El Paso, TX	3.0	2.5	1531	$1,600	$1.05	24d	1	0.93mi
6816 Alto Rey Ave El Paso, TX	3.0	2.0	1500	$1,500	$1.00	44d	1	0.95mi
320 Barbaree Dr El Paso, TX	3.0	2.0	1958	$2,092	$1.07	3d	1	0.96mi
6435 Pizarro Dr El Paso, TX	3.0	2.0	1088	$1,325	$1.22	3d	1	0.97mi
6435 Pizarro Dr El Paso, TX	3.0	2.0	1088	$1,325	$1.22	15d	1	0.97mi
336 Villa Canto St El Paso, TX	3.0	2.5	1536	$1,885	$1.23	24d	1	1.12mi
601 S Mesa Hills Dr Apt 424 El Paso, TX	2.0	2.0	1063	$1,300	$1.22	44d	1	1.13mi
5527 Carousel Dr El Paso, TX	4.0	2.0	1550	$1,800	$1.16	3d	1	1.15mi
604 La Chapa Ave El Paso, TX	3.0	2.0	1584	$1,750	$1.10	44d	1	1.24mi
684 Moondale Dr El Paso, TX	3.0	2.5	2028	$3,150	$1.55	3d	1	1.25mi
323 Rio Tinto Dr El Paso, TX	4.0	2.0	1730	$2,050	$1.18	44d	1	1.26mi
6633 Amposta Dr Unit B El Paso, TX	2.0	3.0	1069	$1,500	$1.40	12d	1	1.34mi
6728 Amposta Dr El Paso, TX	3.0	3.0	1760	$2,400	$1.36	3d	1	1.37mi
7112 Ramada Dr El Paso, TX	3.0	2.0	1715	$2,200	$1.28	11d	1	1.42mi
5200 Carousel Dr #3 El Paso, TX	3.0	1.5	1200	$820	$0.68	24d	1	1.50mi

Listing history 6 events

1. 2026-05-28
   status Pending
2. 2026-05-28
   status Active
3. 2026-03-05
   status Active
4. 2026-02-11
   status Pending
5. 2026-02-11
   historical
6. 2026-02-05
   listed $190,000 Active

ⓘ 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: $5,142 · $428/mo
• Projected year-2 tax: $5,142 · $428/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 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 5 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,429
• − Mortgage interest: −$10,643
• − Property taxes: −$5,142
• − Insurance: −$950
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − Depreciation: −$5,527
• Taxable loss: −$3,422
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $492/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): 78,819
• Household income: $72,943
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 3448.0

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 32% White 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 67% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 55% Other Indo-European 1% Other Asian/Pacific 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: ▼ -138.17%
• Current HPI: 237.5824
• Rent YoY: ▲ 2.30%
• 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

6 events — show timeline

• 2026-05-28 Pending — GEPARMLS
• 2026-05-28 Relisted — GEPARMLS
• 2026-03-05 Relisted — GEPARMLS
• 2026-02-11 Pending — GEPARMLS
• 2026-02-11 Listing Removed — GEPARMLS
• 2026-02-05 Listed $190,000 GEPARMLS

Property tax history

+4.0%/yr

Latest (2025): $5,142 · +12.0% YoY. Source: county tax records.