552 S Concepcion St · El Paso, TX 79905

$134,900

2 bd · 1.0 ba · 845 sqft · SingleFamily public records · 20 Days on market

Built 1951 4,200 sqft lot $160/sqft · 47% above area Est $92k · 47% over

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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 +12.8/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• 1% rule +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

a well-located El Paso home offering comfort, functionality, and convenience. This property features a practical layout with inviting living spaces, ideal for everyday living and creating lasting memories. Located in an established neighborhood, you'll enjoy easy access to major roads, schools, shopping, and dining--making daily routines simple and efficient. The property also offers a spacious lot with room to enjoy the outdoors, entertain, or customize to fit your lifestyle. With strong demand in the area and continued growth across El Paso, this home presents a great opportunity to step into homeownership in a well-positioned location. For those looking at long-term potential, this prope

Key facts

• Easy access
• Practical layout
• Spacious lot

Tags

• PRACTICAL LAYOUT
• INVITING LIVING SPACES
• ESTABLISHED NEIGHBORHOOD
• EASY ACCESS
• SPACIOUS LOT
• ROOM TO ENJOY OUTDOORS

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Home design: Single-family residence; Pitched roof
• Construction: Block construction; Built area approximately 845 total
• Exterior features: Walled backyard with back yard access; Open patio

Interior

• Kitchen: Gas cooktop
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Perimeter heating (natural gas); Evaporative cooling
• Interior features: Cable TV ready; Ceiling fans; Shutters; Double-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-12 ($-147/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (14.6% below list).
• Recommended offer: $115k (14.6% below list) — sets the bar for 1% rule.

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: Clardy El (math 12% / reading 17%); Henderson Middle (math 10% / reading 19%); Jefferson H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,107 students, 97% FRL) — zoned schools average 97% FRL vs 65% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 32% district-wide (-16 pts) — the specific schools serving this property underperform the El Paso ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $13k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• 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 $115,214 (14.6% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.85% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (median comp): $91,503
• List price: $134,900
• Delta: 47.43%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.92×
• Total profit: $72,702
• Equity at exit: $121,529

10-year hold

• IRR: 21.3%
• Equity multiple: 6.68×
• Total profit: $214,732
• Equity at exit: $262,081

Cash invested: $37,772 (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 79905

• Home prices YoY: 12.8%
• Active inventory: 61
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$707
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-12

Break-even live

Break-even rent $1,168

Max offer price $132,739

Occupancy floor 96%

Sensitivity live

Price	-10% $64	-5% $26	+0% $-12	+5% $-50	+10% $-89
Rent	-10% $-103	-5% $-58	+0% $-12	+5% $33	+10% $79
Rate	-1.0pp $56	-0.5pp $22	base $-12	+0.5pp $-47	+1.0pp $-83

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 Barcelona Dr El Paso, TX	2.0	1.0	769	$1,150	$1.50	5d	1	0.08mi
608 Barcelona Dr El Paso, TX	2.0	1.0	769	$1,200	$1.56	25d	1	0.08mi
4821 Flower Dr El Paso, TX	3.0	1.5	900	$1,385	$1.54	16d	1	0.18mi
422 Val Verde St El Paso, TX	3.0	1.0	1049	$1,045	$1.00	45d	1	0.28mi
231 Francis St Unit A El Paso, TX	1.0	1.0	784	$1,100	$1.40	5d	1	0.61mi
231 Francis St Unit A El Paso, TX	1.0	1.0	800	$900	$1.12	45d	1	0.61mi
231 Francis St Unit 1B El Paso, TX	1.0	1.0	600	$750	$1.25	45d	1	0.61mi
4006 Laredo Ave Unit 1 El Paso, TX	2.0	1.0	952	$895	$0.94	5d	1	0.85mi
187 N Awbrey St Unit 1 El Paso, TX	2.0	1.0	891	$850	$0.95	21d	1	1.04mi
6005 Tampa Ave El Paso, TX	3.0	2.0	906	$1,450	$1.60	45d	1	1.48mi

Listing history 5 events

1. 2026-05-18
   status Pending 844-char remark
2. 2026-05-11
   historical Active Under Contract 844-char remark
3. 2026-05-05
   status Active 844-char remark
4. 2026-05-02
   historical Active Under Contract 844-char remark
5. 2026-04-28
   listed $134,900 Active 844-char remark

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $2,469 · $206/mo
• Expected delta: +$563/yr (+$47/mo · 29.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,826
• − Mortgage interest: −$7,556
• − Property taxes: −$1,905
• − Insurance: −$674
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,924
• Taxable loss: −$2,447
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $441/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
• City population: 630,223
• Population (ZIP): 22,062

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 50% White 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 89%
• Foreign-born: 32% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: ▲ 29.29%
• Current HPI: 258.3487
• 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

5 events — show timeline

• 2026-05-18 Pending — GEPARMLS
• 2026-05-11 Contingent — GEPARMLS
• 2026-05-05 Relisted — GEPARMLS
• 2026-05-02 Contingent — GEPARMLS
• 2026-04-28 Listed $134,900 GEPARMLS

Property tax history

+3.9%/yr

Latest (2025): $1,905 · +12.0% YoY. Source: county tax records.