250 Trotter Ct · Canutillo, TX 88021

$225,000

2 bd · 1.0 ba · 2,212 sqft · SingleFamily public records · 394 Days on market

Built 1917 1.49 ac lot

---

Why this score? — see what drove the D- 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 +10.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Charming Opportunity in a Desirable Location! Set on 1.49 acres in a pleasant and sought-after area, this 2212 square foot home offers space, and plenty of potential. The property features a great setting with room to grow, both inside and out. Whether you're looking to personalize a home to your tastes or simply enjoy the generous lot and peaceful surroundings, this is a rare chance to make something truly your own in a prime location. Please call or text for a viewing today!

Key facts

• Generous lot
• 1.49 acres
• Prime location

Tags

• 1.49 ACRES
• GENEROUS LOT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (30.3% below list).
• Recommended offer: $157k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,277 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Gadsden Independent Schools (rural): math 20% / reading 34% proficiency, ranked #21 of 29 in NM (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $6k appreciation (2.5% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,914 (30.3% below list)

Questions for the listing agent

1. 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?
2. It's been on market 394 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.23×
• Total profit: $14,730
• Equity at exit: $95,063

10-year hold

• IRR: 7.6%
• Equity multiple: 2.09×
• Total profit: $68,754
• Equity at exit: $141,921

Cash invested: $63,000 (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 88021

• Home prices YoY: 0.9%
• Active inventory: 2
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,569 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-102

Break-even live

Break-even rent $1,699

Max offer price $206,897

Occupancy floor —

Sensitivity live

Price	-10% $25	-5% $-39	+0% $-102	+5% $-166	+10% $-230
Rent	-10% $-226	-5% $-164	+0% $-102	+5% $-40	+10% $21
Rate	-1.0pp $11	-0.5pp $-45	base $-102	+0.5pp $-161	+1.0pp $-220

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $225,000 Active 394 DOM
2. 2026-06-18
   days on market $225,000 Active 393 DOM
3. 2026-06-17
   days on market $225,000 Active 392 DOM
4. 2026-06-16
   days on market $225,000 Active 391 DOM
5. 2026-06-15
   days on market $225,000 Active 390 DOM
6. 2026-06-14
   days on market $225,000 Active 388 DOM
7. 2026-06-13
   days on market $225,000 Active 387 DOM
8. 2026-06-10
   days on market $225,000 Active 385 DOM
9. 2026-06-09
   days on market $225,000 Active 384 DOM
10. 2026-06-08
    days on market $225,000 Active 383 DOM
11. 2026-06-07
    days on market $225,000 Active 382 DOM
12. 2026-06-05
    days on market $225,000 Active 379 DOM
13. 2026-06-02
    days on market $225,000 Active 377 DOM
14. 2026-06-01
    days on market $225,000 Active 376 DOM
15. 2026-05-31
    days on market $225,000 Active 375 DOM
16. 2026-05-30
    days on market $225,000 Active 374 DOM
17. 2025-05-21
    listed $225,000 Active 483-char remark

    Show marketing remark (483 chars)

    Charming Opportunity in a Desirable Location! Set on 1.49 acres in a pleasant and sought-after area, this 2212 square foot home offers space, and plenty of potential. The property features a great setting with room to grow, both inside and out. Whether you're looking to personalize a home to your tastes or simply enjoy the generous lot and peaceful surroundings, this is a rare chance to make something truly your own in a prime location. Please call or text for a viewing today!

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$3,296/yr (+$275/mo · 401.5%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 26 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: $18,830
• − Mortgage interest: −$12,603
• − Property taxes: −$821
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$6,545
• Taxable loss: −$5,278
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $37/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: Gadsden Independent Schools
• NCES district ID: 3501080
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $28,461
• Composite: 21.6/100
• National rank: #8298
• State rank: #21 of 29 in NM

Livability — Canutillo

• Score: 57/100
• State rank: #1277
• US rank: #22193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,102

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 32% White 5%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 26% · Canada
• Languages at home: 19% English-only · Spanish 81%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.51%
• Current HPI: 278.827
• 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

• 2025-05-21 Listed $225,000 GEPARMLS

Property tax history

+3.0%/yr

Latest (2025): $821 · +2.7% YoY. Source: county tax records.