10909 Bob Stone Dr Unit A-D · El Paso, TX 79936

$450,000

10 bd · 6.5 ba · 4,330 sqft · MultiFamily · 6 Days on market

Built 1976 Fair condition 9,583 sqft lot

---

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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

QUADRUPLEX - Great Investment Opportunity - OR - Ideal Multi-Generational Living Solution! All 4 units offer ground-level entry, private yards and washer/dryer hook-ups. * UNIT A: 3 Beds, 1.5 Baths, approx. 1030 SqFt, 1-Story * * UNIT B: 3 Beds, 2.5 Baths, approx. 1360 SqFt, 2-Story * * UNIT C: 2 Beds, 1.5 Baths, approx. 1140 SqFt, 2-Story * * UNIT D: 2 Beds, 1 Bath, approx. 800 SqFt, 1-Story * Because Units A & D are single-story, they offer potential for ADA modifications. Each unit is individually metered for Electric, Gas, and Internet. Joint Meter for Water. This 4-Plex has a proven rental history and is conveniently located near the intersection of Lee Trevino a

Key facts

• 9,583 sq ft lot
• 4 parking spots
• Built 1976

Property features AI

Finance

• Other: Approximately 4,330 total building area (unit breakdown not provided); Lot about 0.22 acres
• Financial info: Probate listing
• HOA & community: No HOA information provided

Exterior

• Parking: One on‑street paved space per unit
• Security: No security features listed
• Utilities: All utilities
• Home design: Quadruplex
• Construction: Brick veneer construction; Composition/shingle roof
• Exterior features: Brick veneer; Pitched shingle composition roof

Interior

• Kitchen: Refrigerator; Free‑standing electric oven
• Bedrooms: 4-unit building (individual unit bedroom counts not provided)
• Flooring: Ceramic tile; Carpet; Laminate; Tile
• Bathrooms: Bathroom details not provided
• Heating & cooling: Forced air heating; Ceiling fan(s); Evaporative cooling
• Interior features: Ceiling fans; Evaporative cooling; Forced air heating
• Laundry & utility: Utilities included: All utilities

What this means for you Summary

Snapshot

• This is a 1×3.0bd/1.5ba + 1×3.0bd/2.5ba + 1×2.0bd/1.5ba units multifamily listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $330/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).

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+.
• Ysleta ISD (urban): math 27% / reading 35% proficiency, ranked #626 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tierra Del Sol El (math 29% / reading 33%, grade F, #2,429 of 4,322 statewide, top 57%, 562 students, 74% FRL); J M Hanks H S (math 28% / reading 48%, grade F, #880 of 1,632 statewide, top 54%, 1,454 students, 64% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $5,608/mo this rent would consume 100% of the median local household income ($67k/yr) (locally 2856% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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

• 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 $450,000

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $5,901
• Equity at exit: $67,096

10-year hold

• IRR: 9.9%
• Equity multiple: 1.73×
• Total profit: $92,180
• Equity at exit: $38,908

Cash invested: $126,000 (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 79936

• Home prices YoY: -25.9%
• Rents YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 25.5×

Monthly cashflow live

• Estimated rent: $5,608 high
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,750/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,178
• Net cashflow: $1,320

Break-even live

Break-even rent $3,937

Max offer price $450,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,631	-5% $1,476	+0% $1,320	+5% $1,165	+10% $1,009
Rent	-10% $877	-5% $1,099	+0% $1,320	+5% $1,542	+10% $1,764
Rate	-1.0pp $1,547	-0.5pp $1,435	base $1,320	+0.5pp $1,204	+1.0pp $1,085

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

Units	Beds	Baths	Est. rent
1× unit	3.0	1.5	$1,470
1× unit	3.0	2.5	$1,470
1× unit	2.0	1.5	$1,334
1× unit	2.0	1	$1,334
Total (4 units)			$5,608

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-19
   listed Active Under Contract
2. 2026-05-10
   listed $450,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,296
• − Mortgage interest: −$25,207
• − Property taxes: −$6,750
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,384
• − Management: −$5,384
• − Depreciation: −$13,091
• Taxable income: $9,231
• Est. tax owed @ 24.0%: −$2,215
• After-tax cash flow: $13,630/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its value. The home is currently in fair condition with average exterior and interior features. Upgrading the kitchen and bathroom, repairing the roof, and improving the landscaping will significantly enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate roof shingles — visible wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to buyers and renters
• Both repair and replace roof shingles — improving the roof will increase the home's value and reduce maintenance costs
• Both paint interior walls and exterior — fresh paint will improve the home's curb appeal and interior aesthetics
• Both landscaping and curb appeal — improved landscaping will enhance the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
roof shingles · visible wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen will appeal to buyers and renters ↑
• Both repair and replace roof shingles — improving the roof will increase the home's value and reduce maintenance costs ↑
• Both paint interior walls and exterior — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both landscaping and curb appeal — improved landscaping will enhance the home's curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ysleta ISD
• NCES district ID: 4846680
• Math proficiency: 27% ▼ -31.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $35,826
• Composite: 25.65/100
• National rank: #7400
• State rank: #626 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): 102,991
• Household income: $67,198
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 2856.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 40% White 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 82% Puerto Rican 1%
• Foreign-born: 20% · Canada
• Languages at home: 32% English-only · Spanish 66%

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: ▼ -86.55%
• Current HPI: 247.851
• Rent YoY: ▲ 2.04%
• 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

2 events — show timeline

• 2026-05-19 Listed — GEPARMLS
• 2026-05-10 Listed $450,000 GEPARMLS