3 bd · 2.0 ba ·
1,635 sqft ·
Built 1960
· SingleFamily
· Pending
· 5 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,869/mo
Mortgage (P&I)
−$996
Tax + insurance
−$508
HOA
−$0
Vac / Maint / Mgmt
−$393
Net cashflow
$-27/mo
Annual
$-329/yr
Cap rate
6.12%
Cash-on-cash
-0.62%
DSCR
0.97
1% rule
0.98%
Cash to close
$53,200
Investor read
This is a 3-bed/2.0-bath single-family listed at $190k.
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).
Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
Recommended offer: $185k (2.6% below list) — sets the bar for cash-flow.
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.
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.
Watch-outs: property tax is 2.7% of price.
Market conditions: Rents rising (+2.3%/yr); 282 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
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.
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.
This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
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?
Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
CashFlowRE · CFR-2YHV6A8QVPBJME
· Data 3 weeks agocashflowre.app · 2026-05-29