117 Hadlock St · El Paso, TX 79905

$97,000

2 bd · 1.0 ba · 759 sqft · SingleFamily public records · 8 Days on market

Built 1937 5,000 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 +17.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investment Opportunity in the Heart of El Paso's Medical District - This 2-bedroom, 2¾-bath home offers 759 sq ft of living space plus a 420 sq ft ADU -- two income-producing units on a 5,000 sq ft lot in one of El Paso's most strategically located neighborhoods. Situated in the Medical Center of the Americas corridor in Central/South El Paso, this property sits walking distance from Texas Tech University Health Sciences Center and the Paul L. Foster School of Medicine -- and just moments from the upcoming Fox Cancer Center at TTUHSC El Paso, a development that will only strengthen demand in this area for years to come. The built-in tenant pool here is hard to replicate: travel nurse

Key facts

• Built-in tenant pool
• Medical district
• 5,000 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MEDICAL DISTRICT
• INCOME-PRODUCING UNITS
• BUILT-IN TENANT POOL
• SHORT OR LONG-TERM RENTAL PLAY
• LOCATION-DRIVEN OPPORTUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $81 ($973/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).

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: 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 18% at this address vs 32% district-wide (-14 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: 60 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $10k of equity ($671 loan paydown + $10k 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000

Questions for the listing agent

1. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.08% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.58%
• DSCR: 1.16
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $58,054
• Equity at exit: $87,385

10-year hold

• IRR: 23.5%
• Equity multiple: 7.15×
• Total profit: $167,022
• Equity at exit: $188,450

Cash invested: $27,160 (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: 60
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$509
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $81

Break-even live

Break-even rent $944

Max offer price $97,000

Occupancy floor 87%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231 Francis St Unit A El Paso, TX	1.0	1.0	784	$1,100	$1.40	3d	1	0.32mi
231 Francis St Unit 1B El Paso, TX	1.0	1.0	600	$750	$1.25	43d	1	0.32mi
231 Francis St Unit A El Paso, TX	1.0	1.0	800	$900	$1.12	43d	1	0.32mi
422 Val Verde St El Paso, TX	3.0	1.0	1049	$1,045	$1.00	43d	1	0.65mi
4006 Laredo Ave Unit 1 El Paso, TX	2.0	1.0	952	$895	$0.94	3d	1	0.69mi
3906 Tularosa Ave El Paso, TX	2.0	1.0	1013	$1,050	$1.04	43d	1	0.92mi
821 Olson St El Paso, TX	2.0	2.0	800	$1,250	$1.56	3d	1	0.94mi
1111 Radford St Unit B El Paso, TX	1.0	1.0	545	$950	$1.74	23d	1	0.98mi
608 Barcelona Dr El Paso, TX	2.0	1.0	769	$1,150	$1.50	3d	1	0.99mi
608 Barcelona Dr El Paso, TX	2.0	1.0	769	$1,200	$1.56	23d	1	0.99mi
4821 Flower Dr El Paso, TX	3.0	1.5	900	$1,385	$1.54	14d	1	1.03mi
3900 La Luz Ave Unit D El Paso, TX	1.0	1.0	561	$1,000	$1.78	14d	1	1.05mi
187 N Awbrey St Unit 1 El Paso, TX	2.0	1.0	891	$850	$0.95	19d	1	1.12mi
4514 Bliss Ave El Paso, TX	2.0	1.0	840	$1,100	$1.31	43d	1	1.14mi
3121 Frutas Ave Unit 04 El Paso, TX	2.0	1.0	540	$700	$1.30	23d	1	1.18mi
3119 Frutas Ave Apt 6 El Paso, TX	2.0	1.0	600	$700	$1.17	43d	1	1.20mi
3814 Hueco Ave El Paso, TX	2.0	1.0	897	$1,245	$1.39	43d	1	1.20mi
1307 Chadbourne St El Paso, TX	2.0	1.0	700	$1,200	$1.71	43d	1	1.21mi
3030 Pera Ave Unit A El Paso, TX	2.0	1.5	1050	$1,350	$1.29	43d	1	1.22mi
1226 Huckleberry St El Paso, TX	2.0	1.0	700	$995	$1.42	43d	1	1.23mi
4012 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1064	$1,450	$1.36	23d	1	1.26mi
1421 Saint Johns Dr Unit 2 El Paso, TX	1.0	1.0	525	$755	$1.44	43d	1	1.32mi
6005 Tampa Ave El Paso, TX	3.0	2.0	906	$1,450	$1.60	43d	1	1.35mi
3025 E Missouri Ave El Paso, TX	2.0	1.0	1008	$1,395	$1.38	43d	1	1.37mi
4116 Chester Ave El Paso, TX	3.0	1.0	1076	$1,600	$1.49	43d	1	1.38mi
3403 Pershing Dr #3 El Paso, TX	2.0	1.0	850	$995	$1.17	23d	1	1.41mi
3505 Douglas Ave El Paso, TX	2.0	1.0	1025	$925	$0.90	43d	1	1.46mi

Listing history 3 events

1. 2026-03-31
   status Pending
2. 2026-03-26
   historical Active Under Contract
3. 2026-03-22
   listed $97,000 Active

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 26 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: $12,561
• − Mortgage interest: −$5,434
• − Property taxes: −$2,361
• − Insurance: −$485
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,822
• Taxable loss: −$550
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $1,105/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

3 events — show timeline

• 2026-03-31 Pending — GEPARMLS
• 2026-03-26 Contingent — GEPARMLS
• 2026-03-22 Listed $97,000 GEPARMLS

Property tax history

+13.6%/yr

Latest (2025): $2,361 · +22.2% YoY. Source: county tax records.