5846 Yandell Dr · El Paso, TX 79905

$209,000

4 bd · 2.0 ba · 810 sqft · Other public records · 45 Days on market

Built 1967 5,998 sqft lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.4/10.0

Listing remarks MLS

New roof will be installed on this great investment opportunity. Located right off the US Highway I-10, this duplex is perfect for an investor's portfolio or any wanting to get into great real estate. Do not miss out on this amazing potential.

Key facts

• 5,998 sq ft lot
• Built 1967
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $209k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (33.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (31.7% below list).
• Recommended offer: $140k (33.1% below list) — sets the bar for cash-flow.

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.
• Market conditions: 60 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 $22k of equity ($1k loan paydown + $21k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $50k; list at $209k implies a 318% gain — meaningful room to come down on a strong offer.

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 $139,805 (33.1% 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 45 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 12.2

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: 18.6%
• Equity multiple: 2.52×
• Total profit: $88,947
• Equity at exit: $188,284

10-year hold

• IRR: 17.3%
• Equity multiple: 5.81×
• Total profit: $281,686
• Equity at exit: $406,041

Cash invested: $58,520 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$336 /mo · $4,028/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-392

Break-even live

Break-even rent $1,922

Max offer price $139,805

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6005 Tampa Ave El Paso, TX	3.0	2.0	906	$1,450	$1.60	43d	1	0.18mi
6203 Trowbridge Dr El Paso, TX	3.0	1.0	1003	$1,400	$1.40	23d	1	0.56mi
6530 Mohawk Ave El Paso, TX	3.0	2.0	1113	$1,650	$1.48	43d	1	1.15mi
422 Val Verde St El Paso, TX	3.0	1.0	1049	$1,045	$1.00	43d	1	1.34mi

Listing history 8 events

1. 2026-05-14
   price $209,000 243-char remark

   Show marketing remark (243 chars)

   New roof will be installed on this great investment opportunity. Located right off the US Highway I-10, this duplex is perfect for an investor's portfolio or any wanting to get into great real estate. Do not miss out on this amazing potential.

2. 2026-04-21
   price $209,950 243-char remark

   Show marketing remark (243 chars)

   New roof will be installed on this great investment opportunity. Located right off the US Highway I-10, this duplex is perfect for an investor's portfolio or any wanting to get into great real estate. Do not miss out on this amazing potential.

3. 2026-04-08
   listed $209,999 Active 243-char remark

   Show marketing remark (243 chars)

   New roof will be installed on this great investment opportunity. Located right off the US Highway I-10, this duplex is perfect for an investor's portfolio or any wanting to get into great real estate. Do not miss out on this amazing potential.

4. 2026-04-08
   price $209,999 243-char remark

   Show marketing remark (243 chars)

   New roof will be installed on this great investment opportunity. Located right off the US Highway I-10, this duplex is perfect for an investor's portfolio or any wanting to get into great real estate. Do not miss out on this amazing potential.

5. 2025-02-04
   soldstatus
6. 2018-12-06
   historical
7. 2014-08-18
   listed $109,500
8. 1997-05-05
   soldstatus $50,000

ⓘ 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: $4,028 · $336/mo
• Projected year-2 tax: $4,028 · $336/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 ≥101°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: $17,120
• − Mortgage interest: −$11,707
• − Property taxes: −$4,028
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$6,080
• Taxable loss: −$8,479
• Est. tax savings @ 24.0%: +$2,035
• After-tax cash flow: $-2,665/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

+318.0% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $209,000 GEPARMLS
• 2026-04-21 Price Changed $209,950 GEPARMLS
• 2026-04-08 Listed $209,999 GEPARMLS
• 2026-04-08 Price Changed $209,999 GEPARMLS
• 2025-02-04 Sold (Public Records) — Public Records
• 2018-12-06 Listing Removed — GEPARMLS
• 2014-08-18 Listed $109,500 GEPARMLS
• 1997-05-05 Sold (Public Records) $50,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,028 · +22.2% YoY. Source: county tax records.