2733 San Jose Ave · El Paso, TX 79930

$100,000

3 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 9 Days on market

Built 1930 6,000 sqft lot

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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 +17.3/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Will not last long. Wonderful Manhattan Heights gem ready to be polished. The opportunity to own a home with this much potential does not come often. Great location with amazing views of the Franklin's and both the El Paso and Juarez skyline.

Key facts

• 6,000 sq ft lot
• Built 1930
• Listed 9 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $73 ($876/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

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: Moreno El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 392 students, 94% FRL); Austin H S (math 13% / reading 28%, grade F, #1,389 of 1,632 statewide, top 86%, 1,184 students, 90% FRL) — zoned schools average 92% FRL vs 65% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.8%/yr); 75 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 37% of the median local income ($42k/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 $691 of loan paydown is wiped out by about $3k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 14y ago 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 4.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.85% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-7,566
• Equity at exit: $14,910

10-year hold

• IRR: 6.8%
• Equity multiple: 1.60×
• Total profit: $16,711
• Equity at exit: $8,646

Cash invested: $28,000 (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 79930

• Home prices YoY: -22.2%
• Rents YoY: 5.8%
• Active inventory: 75
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,293 high
• Mortgage (P&I): −$524
• Tax from tax record: −$383 /mo · $4,590/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $73

Break-even live

Break-even rent $1,201

Max offer price $100,000

Occupancy floor 89%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2862 Grant Ave Unit 3 El Paso, TX	2.0	1.0	1127	$1,045	$0.93	23d	1	0.13mi
2807 Grant Ave Unit A El Paso, TX	2.0	1.0	1040	$1,150	$1.11	43d	1	0.16mi
2723 Grant Ave El Paso, TX	3.0	1.0	980	$2,550	$2.60	43d	1	0.23mi
2413 Tremont Ave El Paso, TX	2.0	1.0	980	$999	$1.02	43d	1	0.38mi
2413 Tremont Ave Unit b3 El Paso, TX	2.0	1.0	980	$999	$1.02	23d	1	0.38mi
3004 E Yandell Dr El Paso, TX	2.0	1.0	1400	$1,600	$1.14	14d	1	0.43mi
3146 Federal Ave El Paso, TX	3.0	2.0	1157	$1,500	$1.30	43d	1	0.47mi
3000 Wyoming Ave El Paso, TX	3.0	2.0	1217	$1,600	$1.31	2d	1	0.49mi
3403 Pershing Dr #3 El Paso, TX	2.0	1.0	850	$995	$1.17	23d	1	0.53mi
3025 E Missouri Ave El Paso, TX	2.0	1.0	1008	$1,395	$1.38	43d	1	0.55mi
2201 Tremont Ave Unit B El Paso, TX	2.0	1.0	800	$795	$0.99	14d	1	0.55mi
3505 Douglas Ave El Paso, TX	2.0	1.0	1025	$925	$0.90	43d	1	0.58mi
2008 Rogelio Ave El Paso, TX	2.0	2.5	1377	$1,530	$1.11	2d	1	0.83mi
2919 Frankfort Ave El Paso, TX	2.0	1.0	850	$980	$1.15	44d	1	0.83mi
2115 Yandell Dr El Paso, TX	3.0	3.0	1251	$1,400	$1.12	14d	1	0.84mi
3203 Frankfort Ave El Paso, TX	3.0	1.0	1421	$1,450	$1.02	2d	1	0.90mi
3814 Hueco Ave El Paso, TX	2.0	1.0	897	$1,245	$1.39	43d	1	0.92mi
3204 Memphis Ave El Paso, TX	3.0	2.0	1480	$1,800	$1.22	43d	1	0.93mi
1927 Arizona Ave El Paso, TX	2.0	1.0	1350	$1,400	$1.04	2d	1	0.94mi
1217 N Laurel St Unit B El Paso, TX	2.0	1.0	1148	$1,375	$1.20	43d	1	1.02mi
3906 Tularosa Ave El Paso, TX	2.0	1.0	1013	$1,050	$1.04	43d	1	1.04mi
3030 Pera Ave Unit A El Paso, TX	2.0	1.5	1050	$1,350	$1.29	43d	1	1.06mi
3921 Cambridge Ave Unit B El Paso, TX	2.0	2.0	1018	$1,295	$1.27	18d	1	1.09mi
4012 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1064	$1,450	$1.36	23d	1	1.10mi
806 N Williams St El Paso, TX	2.0	1.0	750	$1,200	$1.60	14d	1	1.12mi
2635 Idalia Ave Unit A El Paso, TX	3.0	2.0	972	$1,250	$1.29	2d	1	1.19mi
2717 Idalia Ave Unit B El Paso, TX	2.0	1.0	975	$900	$0.92	23d	1	1.19mi
2717 Idalia Ave El Paso, TX	2.0	1.0	975	$900	$0.92	43d	1	1.19mi
4116 Chester Ave El Paso, TX	3.0	1.0	1076	$1,600	$1.49	43d	1	1.21mi
3706 Sacramento Ave El Paso, TX	3.0	1.5	1310	$1,600	$1.22	2d	1	1.32mi
1509 Montana Ave El Paso, TX	2.0	1.0	900	$1,150	$1.28	43d	1	1.36mi
1509 Montana Ave El Paso, TX	2.0	1.0	1200	$1,200	$1.00	2d	1	1.36mi
1509 Montana Ave Unit 4 El Paso, TX	2.0	1.5	1200	$1,200	$1.00	2d	1	1.36mi
1910 Olive Ave El Paso, TX	2.0	1.0	950	$1,125	$1.18	21d	1	1.36mi
3510 Porter Ave Unit 1 El Paso, TX	2.0	1.0	1200	$1,250	$1.04	23d	1	1.39mi
3510 Porter Ave Unit 1 El Paso, TX	2.0	1.0	1200	$1,250	$1.04	14d	1	1.39mi
3120 Morehead Ave El Paso, TX	2.0	1.0	1020	$1,400	$1.37	43d	1	1.40mi
4410 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1176	$1,200	$1.02	23d	1	1.45mi
4410 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1176	$1,200	$1.02	14d	1	1.45mi

Listing history 15 events

1. 2026-04-08
   status Pending
2. 2026-03-30
   listed $100,000 Active
3. 2024-07-10
   status Pending
4. 2024-07-10
   historical
5. 2024-07-07
   status Active
6. 2024-06-15
   status Pending
7. 2024-06-11
   listed $138,950 Active
8. 2018-12-07
   historical
9. 2018-12-07
   historical
10. 2018-12-06
    historical
11. 2015-11-18
    historical
12. 2015-11-18
    listed $70,000 Active
13. 2014-03-11
    listed $74,950
14. 2012-09-21
    listed $89,900
15. 2012-03-02
    listed $95,000

ⓘ 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: $4,590 · $383/mo
• Projected year-2 tax: $4,590 · $383/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 27 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: $15,517
• − Mortgage interest: −$5,602
• − Property taxes: −$4,590
• − Insurance: −$500
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,909
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,011/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): 24,123
• Household income: $42,099
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1384.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 44% White 8% Black 2%
• Hispanic origin (detail): Mexican 84% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -72.03%
• Current HPI: 252.9883
• Rent YoY: ▲ 5.85%
• 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

+5.3% since first listed

15 events — show timeline

• 2026-04-08 Pending — GEPARMLS
• 2026-03-30 Listed $100,000 GEPARMLS
• 2024-07-10 Pending — GEPARMLS
• 2024-07-10 Listing Removed — GEPARMLS
• 2024-07-07 Relisted — GEPARMLS
• 2024-06-15 Pending — GEPARMLS
• 2024-06-11 Listed $138,950 GEPARMLS
• 2018-12-07 Listing Removed — GEPARMLS
• 2018-12-07 Listing Removed — GEPARMLS
• 2018-12-06 Listing Removed — GEPARMLS
• 2015-11-18 Listing Removed — GEPARMLS
• 2015-11-18 Listed $70,000 GEPARMLS
• 2014-03-11 Listed $74,950 GEPARMLS
• 2012-09-21 Listed $89,900 GEPARMLS
• 2012-03-02 Listed $95,000 GEPARMLS

Property tax history

+4.8%/yr

Latest (2025): $4,590 · +4.3% YoY. Source: county tax records.