13075 Emerald Isle St · Sparks, TX 79928

$249,950

3 bd · 2.0 ba · 1,956 sqft · SingleFamily public records · 3 Days on market

Built 2022 5,184 sqft lot ↓ 14% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Livability +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Key facts

• 5,184 sq ft lot
• 2 garage spots
• Built 2022

Property features AI

Finance

• Other: Listing status: Active; Original and current list price available; Photos available (40)
• Financial info: Treat as clear loan type; No second mortgage; Special listing condition: Real Estate Owned; Possession 30-60 days
• HOA & community: No association (None)

Exterior

• Parking: Attached garage facing front; 2 covered garage spaces; Driveway
• Utilities: City water; City sewer; Not in a municipal utility district
• Home design: Single family residence; Residential property; Two-story home; Property not attached
• Construction: Built in 2022
• Exterior features: Lot less than 0.5 acre (about 0.119 acres); Subdivision: Peyton Estates Un Seven; Directions available

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Microwave; Refrigerator; Kitchen on level 1 (16 x 11)
• Bedrooms: Primary bedroom on level 1 (12 x 15); Bedroom on level 1 (13 x 12); Bedroom on level 1 (11 x 12); Bedroom on level 2 (13 x 13)
• Bathrooms: 3 full bathrooms; Primary bathroom on level 1 (9 x 9); Additional bathrooms (4 x 7) on level 1 and level 2
• Interior features: Two levels; 10 total rooms; Living area approximately 1,956; Open living and dining areas

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (14.3% below list).
• Recommended offer: $193k (23.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 55/100 on livability (#1,377 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Horizon Heights El (math 35% / reading 37%, grade F, #1,921 of 4,322 statewide, top 45%, 925 students, 66% FRL); Col John O Ensor Middle (math 30% / reading 38%, grade F, #892 of 1,662 statewide, top 55%, 1,173 students, 70% FRL); Eastlake H S (math 28% / reading 47%, grade F, #888 of 1,632 statewide, top 55%, 2,851 students, 73% FRL) — zoned schools at 69% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 2098 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 34% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $7k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 2.9% of price.
• 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 $192,511 (23.0% 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. 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 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?
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: 0.86% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-61,152
• Equity at exit: $37,268

10-year hold

• IRR: -22.3%
• Equity multiple: -0.14×
• Total profit: $-79,680
• Equity at exit: $21,611

Cash invested: $69,986 (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 79928

• Home prices YoY: -16.9%
• Rents YoY: 2.9%
• Active inventory: 2098
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,141 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$602 /mo · $7,221/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-325

Break-even live

Break-even rent $2,553

Max offer price $192,511

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-254	+0% $-325	+5% $-396	+10% $-467
Rent	-10% $-494	-5% $-410	+0% $-325	+5% $-241	+10% $-156
Rate	-1.0pp $-199	-0.5pp $-262	base $-325	+0.5pp $-390	+1.0pp $-456

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: $62,488
• Closing costs: $7,498
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13082 Oakhampton Ave El Paso, TX	3.0	2.5	2572	$2,600	$1.01	4d	1	0.04mi
13130 Emerald Isle St El Paso, TX	4.0	2.0	1636	$2,300	$1.41	45d	1	0.15mi
13131 Oakhampton Ave El Paso, TX	3.0	2.0	1512	$2,000	$1.32	25d	1	0.18mi
13122 Salterton Ave Unit NA El Paso, TX	4.0	2.0	1550	$1,850	$1.19	45d	1	0.18mi
12911 Aberdare Dr El Paso, TX	4.0	2.5	1838	$2,200	$1.20	16d	1	0.27mi
247 Herts Way El Paso, TX	4.0	2.0	1642	$1,900	$1.16	13d	1	0.31mi
13146 Cleethorpes St El Paso, TX	3.0	2.5	2085	$2,075	$1.00	45d	1	0.31mi
393 Frodsham St El Paso, TX	4.0	2.0	1788	$2,000	$1.12	13d	1	0.32mi
253 Farnborough St El Paso, TX	3.0	2.0	1960	$2,400	$1.22	16d	1	0.32mi
12878 Clevedon St El Paso, TX	4.0	2.5	1872	$2,250	$1.20	45d	1	0.34mi
392 Frodsham St El Paso, TX	4.0	2.5	1801	$2,075	$1.15	45d	1	0.35mi
223 Notts Way El Paso, TX	4.0	2.0	1437	$1,680	$1.17	46d	1	0.38mi
12874 Woolstone Dr El Paso, TX	4.0	2.5	1771	$1,995	$1.13	45d	1	0.41mi
12832 Haxby Ct El Paso, TX	3.0	2.0	1605	$1,800	$1.12	4d	1	0.46mi
12926 Terrington Ave El Paso, TX	3.0	2.0	1366	$1,800	$1.32	25d	1	0.46mi
12934 Terrington Ave El Paso, TX	3.0	2.0	1575	$1,925	$1.22	12d	1	0.47mi
416 Quiet Prairie Dr Horizon City, TX	3.0	2.5	2365	$1,950	$0.82	45d	1	0.47mi
213 Epsom Dr El Paso, TX	3.0	2.0	1499	$1,750	$1.17	45d	1	0.61mi
369 Emerald Acres Horizon City, TX	4.0	3.0	2471	$2,350	$0.95	5d	1	0.69mi
13231 Kestrel Ave Horizon City, TX	3.0	2.0	1390	$1,595	$1.15	16d	1	0.74mi
300 Saltford Dr Horizon City, TX	4.0	2.5	2033	$2,000	$0.98	16d	1	0.75mi
454 Claiborne St Horizon City, TX	3.0	2.0	2018	$1,775	$0.88	45d	1	0.76mi
141 Nonap Rd El Paso, TX	1.0–3.0	1.0–2.0	1007	$1,980	$1.97	4d	9	0.79mi
13113 Wellington Horizon City, TX	3.0	2.0	1474	$2,700	$1.83	16d	1	0.79mi
12407 Joe Gomez Ave El Paso, TX	3.0	2.5	1639	$1,700	$1.04	16d	1	0.79mi
125 Via Rojas Dr Horizon City, TX	4.0	2.0	1487	$1,760	$1.18	5d	1	1.02mi
13483 Halifax St Horizon City, TX	3.0	2.5	2061	$2,250	$1.09	4d	1	1.03mi
13172 Willitoft Rd El Paso, TX	4.0	2.0	1450	$2,450	$1.69	45d	1	1.04mi
512 Northwyck Way El Paso, TX	4.0	3.0	2242	$2,100	$0.94	16d	1	1.09mi
529 Northwyck Way El Paso, TX	4.0	2.5	2222	$2,100	$0.95	25d	1	1.13mi
452 Emerald Pass Ave Horizon City, TX	4.0	2.5	2135	$1,800	$0.84	45d	1	1.14mi
13482 Bradford St Horizon City, TX	4.0	2.5	2128	$2,530	$1.19	5d	1	1.15mi
13482 Bradford St Horizon City, TX	4.0	2.5	2128	$2,530	$1.19	12d	1	1.15mi
13470 Everingham St El Paso, TX	4.0	2.0	1844	$2,000	$1.08	25d	1	1.17mi
13539 Doncaster St El Paso, TX	3.0	2.0	1525	$1,850	$1.21	45d	1	1.18mi
13847 Sandy Pine Way Horizon City, TX	4.0	2.0	1566	$2,200	$1.40	45d	1	1.24mi
12253 Holy Springs Ct El Paso, TX	3.0	2.5	1628	$1,900	$1.17	16d	1	1.30mi
445 Stetson Dr El Paso, TX	3.0	2.0	1464	$1,850	$1.26	4d	1	1.33mi
800 Caterick St El Paso, TX	4.0	2.5	1876	$2,085	$1.11	12d	1	1.34mi
12156 Chapel Hill Rd Horizon City, TX	4.0	2.0	1744	$2,000	$1.15	45d	1	1.35mi

Listing history 2 events

1. 2026-06-21
   days on market $249,950 Active 3 DOM
2. 2026-06-19
   listed $249,950 Active 1 DOM

ⓘ 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: $7,221 · $602/mo
• Projected year-2 tax: $7,221 · $602/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $25,693
• − Mortgage interest: −$14,001
• − Property taxes: −$7,221
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$7,271
• Taxable loss: −$8,160
• Est. tax savings @ 24.0%: +$1,958
• After-tax cash flow: $-1,943/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: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 of 826 in TX

Livability — Sparks

• Score: 55/100
• State rank: #1377
• US rank: #23702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: El Paso County · 761,266 people
• Metro: El Paso, TX
• Population (ZIP): 86,599
• Household income: $76,643
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 838.0

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 39% White 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 23% · Canada
• Languages at home: 25% English-only · Spanish 74% 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: ▼ -40.72%
• Current HPI: 200.6454
• Rent YoY: ▲ 2.93%
• 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

-14.4% since first listed

15 events — show timeline

• 2026-06-18 Listed $249,950 NTREIS
• 2023-02-22 Sold (Public Records) — Public Records
• 2023-02-16 Pending — GEPARMLS
• 2023-01-20 Relisted — GEPARMLS
• 2023-01-20 Price Changed $299,950 GEPARMLS
• 2023-01-16 Pending — GEPARMLS
• 2022-12-15 Relisted — GEPARMLS
• 2022-12-15 Price Changed $298,950 GEPARMLS
• 2022-11-15 Pending — GEPARMLS
• 2022-11-14 Pending — GEPARMLS
• 2022-08-19 Price Changed $297,950 GEPARMLS
• 2022-06-17 Price Changed $295,950 GEPARMLS
• 2022-05-05 Price Changed $293,950 GEPARMLS
• 2022-04-25 Price Changed $292,950 GEPARMLS
• 2022-03-24 Listed $291,950 GEPARMLS

Property tax history

+156.3%/yr

Latest (2025): $7,221 · -8.1% YoY. Source: county tax records.