109 5th St SE · Fabens, TX 79838

$200,000

None bd · None ba · 3,796 sqft · MultiFamily public records · 28 Days on market

Built 2002 6,534 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.9/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Prime Investment Opportunity! This exceptional opportunity to own a 4-unit, two-story apartment complex ready for its next savvy investor. This income-producing property offers the perfect blend of stability and growth potential, making it an ideal addition to any real estate portfolio. Each unit is thoughtfully designed to maximize comfort and functionality, providing attractive living spaces that appeal to long-term tenants. The two-story layout enhances privacy while optimizing the property's footprint, creating a desirable rental environment. With multiple units under one roof, this property offers consistent cash flow potential and the ability to scale your investment with ease. Whethe

Key facts

• Multiple units
• Two story layout
• 6,534 sq ft lot

Tags

• 4 UNIT APARTMENT COMPLEX
• TWO STORY LAYOUT
• INCOME PRODUCING PROPERTY
• MULTIPLE UNITS
• ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Paved parking; see remarks for additional parking details
• Utilities: Sewer and utilities described in remarks
• Home design: Quadruplex; Building total area approximately 4,996
• Construction: Wood siding exterior; Shingle roof
• Exterior features: Paved parking (see remarks for more details)

Interior

• Heating & cooling: Cooling present; Heating details available in remarks
• Interior features: Appliances and heating details are provided in remarks

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $346/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,383 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Fabens ISD (town): math 13% / reading 21% proficiency, ranked #809 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fabens El (math 22% / reading 22%, grade F, #3,333 of 4,322 statewide, top 80%, 623 students, 94% FRL); Fabens Middle (math 10% / reading 19%, grade F, #1,583 of 1,662 statewide, top 96%, 432 students, 94% FRL); Fabens H S (math 12% / reading 25%, grade F, #1,436 of 1,632 statewide, top 88%, 623 students, 89% FRL) — zoned schools average 92% FRL vs 49% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 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 $21k of equity ($1k loan paydown + $20k appreciation (9.9% 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 (9.9% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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

• It's been on market 28 days — a 2% lower offer ($197k) 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.79% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.65%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.6%
• Equity multiple: 4.49×
• Total profit: $195,598
• Equity at exit: $178,516

10-year hold

• IRR: 40.6%
• Equity multiple: 10.04×
• Total profit: $506,461
• Equity at exit: $383,224

Cash invested: $56,000 (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 79838

• Home prices YoY: 5.5%
• Active inventory: 28
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $3,584 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$315 /mo · $3,784/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $1,384

Break-even live

Break-even rent $1,832

Max offer price $200,000

Occupancy floor 56%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,584
Total (4 units)			$3,584

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $200,000 Active 28 DOM
2. 2026-06-17
   days on market $200,000 Active 27 DOM
3. 2026-06-16
   days on market $200,000 Active 26 DOM
4. 2026-06-15
   days on market $200,000 Active 25 DOM
5. 2026-06-13
   days on market $200,000 Active 23 DOM
6. 2026-06-13
   days on market $200,000 Active 22 DOM
7. 2026-06-10
   days on market $200,000 Active 20 DOM
8. 2026-06-09
   days on market $200,000 Active 19 DOM
9. 2026-06-08
   days on market $200,000 Active 18 DOM
10. 2026-06-07
    days on market $200,000 Active 17 DOM
11. 2026-06-05
    days on market $200,000 Active 14 DOM
12. 2026-06-03
    days on market $200,000 Active 13 DOM
13. 2026-06-03
    days on market $200,000 Active 12 DOM
14. 2026-06-01
    days on market $200,000 Active 11 DOM
15. 2026-05-31
    days on market $200,000 Active 10 DOM
16. 2026-03-27
    listed $200,000 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: $3,784 · $315/mo
• Projected year-2 tax: $3,784 · $315/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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $43,008
• − Mortgage interest: −$11,203
• − Property taxes: −$3,784
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,441
• − Management: −$3,441
• − Depreciation: −$5,818
• Taxable income: $14,321
• Est. tax owed @ 24.0%: −$3,437
• After-tax cash flow: $13,169/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: Fabens ISD
• NCES district ID: 4818900
• Math proficiency: 13% ▼ -40.00%
• Reading proficiency: 21% ▼ -17.00%
• Median HH income: $26,215
• Composite: 13.13/100
• National rank: #9559
• State rank: #809 of 826 in TX

Livability — Fabens

• Score: 54/100
• State rank: #1383
• US rank: #23757

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment F Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fabens, TX
• Population (ZIP): 4,813

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 51% White 2%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 38% · Canada
• Languages at home: 15% English-only · Spanish 85%

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: ▲ 9.89%
• Current HPI: 187.9522
• 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

• 2026-03-27 Listed $200,000 GEPARMLS

Property tax history

+1.1%/yr

Latest (2025): $3,784 · +14.1% YoY. Source: county tax records.