None · El Paso, TX 79935

$142,000

2 bd · 2.0 ba · 872 sqft · MultiFamily · 21 Days on market

Built 2003 Fair condition 2,963 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Great investment on the eastside. Recently painted interior, water heater replaced in 2024. Use to diversify or start your real estate portfolio. Stop renting, buy instead. Refrigerator conveys. NO HOA and NO carpet. Too easy!! Two bedrooms with two full bathrooms, separate laundry room off the kitchen, combo dining and living area, plus a garage with room for storage. Manageable front and backyard spaces complete the property. Close proximity to schools, parks, groceries, dining, shopping, nearby I-10 gets you to downtown within minutes, Montana is about a 5 min drive and leads to Ft Bliss and the airport. Selling ''as is'' - no additional repairs.

Key facts

• Refrigerator conveys
• No carpet
• No hoa

Tags

• RECENTLY PAINTED INTERIOR
• WATER HEATER REPLACED
• REFRIGERATOR CONVEYS
• NO HOA
• NO CARPET
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No HOA fees listed; See remarks regarding HOA

Exterior

• Home design: Quadruplex; Multiple roof styles (shingle, pitched, flat)
• Construction: Stucco exterior
• Exterior features: Walled backyard; See remarks

Interior

• Kitchen: Refrigerator included
• Flooring: Tile; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Evaporative cooling
• Interior features: Combined living and dining area; Pantry; See remarks

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $142k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $140k (1.5% below list) — sets the bar for market timing.

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: Eastwood H S (math 32% / reading 56%, grade F, #697 of 1,632 statewide, top 43%, 2,381 students, 54% FRL).
• Zoned-school proficiency averages 44% at this address vs 31% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Ysleta ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 37 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 40% of the median local income ($61k/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 $982 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($140k) 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 $139,870 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.69%
• DSCR: 1.83
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.09% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $16,642
• Equity at exit: $21,173

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $66,153
• Equity at exit: $12,278

Cash invested: $39,760 (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 79935

• Home prices YoY: -16.1%
• Rents YoY: 3.1%
• Active inventory: 37
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$745
• Tax est. 1.5%: −$178 /mo · $2,130/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $619

Break-even live

Break-even rent $1,242

Max offer price $142,000

Occupancy floor 64%

Sensitivity live

Price	-10% $717	-5% $668	+0% $619	+5% $570	+10% $521
Rent	-10% $459	-5% $539	+0% $619	+5% $699	+10% $779
Rate	-1.0pp $691	-0.5pp $655	base $619	+0.5pp $582	+1.0pp $545

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,026
Total (2 units)			$2,026

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1642 Lomaland Dr El Paso, TX	2.0	1.0	642	$1,230	$1.91	3d	16	0.20mi
10628 Springwood Dr Unit D El Paso, TX	2.0	2.0	1008	$1,450	$1.44	24d	1	0.41mi
10608 Springwood Dr El Paso, TX	2.0	1.5	1010	$1,050	$1.04	15d	1	0.47mi
1501 Lomaland Dr El Paso, TX	1.0–3.0	1.0–2.0	883	$1,089	$1.23	11d	7	0.48mi
10701 Vista del Sol Dr El Paso, TX	1.0–3.0	1.0–2.0	963	$1,220	$1.27	3d	13	0.61mi
1601 N Lee Trevino Dr El Paso, TX	1.0–2.0	1.0–2.0	735	$1,374	$1.87	3d	11	0.70mi
10517 Ashwood Dr El Paso, TX	2.0	1.0	716	$975	$1.36	44d	1	0.98mi
10421 Ashwood Dr Unit C El Paso, TX	3.0	2.0	1000	$1,500	$1.50	24d	1	1.02mi
2300 Lee Trevino Dr Unit 21 El Paso, TX	1.0	2.0	700	$875	$1.25	24d	1	1.07mi
1916 Lee Elder Dr Unit B El Paso, TX	2.0	2.0	850	$1,200	$1.41	44d	1	1.18mi

Listing history 15 events

1. 2026-06-18
   days on market $142,000 Active 21 DOM
2. 2026-06-17
   days on market $142,000 Active 20 DOM
3. 2026-06-16
   days on market $142,000 Active 19 DOM
4. 2026-06-15
   days on market $142,000 Active 18 DOM
5. 2026-06-13
   days on market $142,000 Active 16 DOM
6. 2026-06-10
   days on market $142,000 Active 13 DOM
7. 2026-06-09
   days on market $142,000 Active 12 DOM
8. 2026-06-08
   days on market $142,000 Active 11 DOM
9. 2026-06-07
   days on market $142,000 Active 10 DOM
10. 2026-06-05
    days on market $142,000 Active 7 DOM
11. 2026-06-03
    days on market $142,000 Active 6 DOM
12. 2026-06-03
    days on market $142,000 Active 5 DOM
13. 2026-06-01
    days on market $142,000 Active 4 DOM
14. 2026-05-31
    days on market $142,000 Active 3 DOM
15. 2026-05-28
    listed $142,000 Active

ⓘ 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 6/10 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: $24,312
• − Mortgage interest: −$7,954
• − Property taxes: −$2,130
• − Insurance: −$710
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$4,131
• Taxable income: $5,497
• Est. tax owed @ 24.0%: −$1,319
• After-tax cash flow: $6,111/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 · 12 photos

Fair 45/100 Cosmetic rehab

This property is in fair condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics. Fresh paint and updated kitchen cabinets can significantly increase its value.

Repairs flagged

• Minor paint — neutral paint
• Minor kitchen cabinets — standard cabinets

Value-add opportunities

• Both paint — Fresh paint can make a significant difference in curb appeal and interior aesthetics.
• Both kitchen cabinets — Updating the kitchen cabinets can improve the overall look and functionality of the space.

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · neutral paint	Minor	$500–3,000
kitchen cabinets · standard cabinets	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint — Fresh paint can make a significant difference in curb appeal and interior aesthetics. ↑
• Both kitchen cabinets — Updating the kitchen cabinets can improve the overall look and functionality of the space. ↑

ⓘ 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): 18,720
• Household income: $61,323
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 453.0

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 (84%)
• Race & ethnicity: Hispanic / Latino 84% Two or more races 44% White 11% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 79%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 18% · Canada, China
• Languages at home: 33% English-only · Spanish 64% Chinese 2% 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: ▼ -46.69%
• Current HPI: 244.0059
• Rent YoY: ▲ 3.09%
• 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

1 event — show timeline

• 2026-05-28 Listed $142,000 GEPARMLS