823 Barandal Dr · El Paso, TX 79907

$168,500

6 bd · 1.5 ba · 1,158 sqft · MultiFamily public records · 11 Days on market

Built 1985 3,590 sqft lot

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Why this score? — see what drove the B- 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Affordable Duplex Opportunity - Only $168,500! Don't miss this excellent opportunity to own a 3-bedroom, 1-bath duplex at an affordable price. Enjoy a functional layout with comfortable living spaces and plenty of potential to make it your own. Whether you're looking for an affordable place to call home or a smart addition to your investment portfolio, this property delivers outstanding value. Low price = affordable ownership. Schedule your showing today!

Key facts

• 3,590 sq ft lot
• Garage
• Built 1985

Property features AI

Finance

• Other: Probate listing

Exterior

• Home design: Duplex
• Construction: Brick and stucco construction; Shingle roof; Built on a foundation typical for the area
• Exterior features: Walled front yard; Walled backyard; Fenced lot

Interior

• Kitchen: Fan hood
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas central heating; Ceiling fan(s); Evaporative cooling
• Interior features: Cable TV; Ceiling fan(s); High-speed internet; Walk-in closet(s); Blinds; Security bars with release; Sliding windows

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $168k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).

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+.
• Ysleta ISD (urban): math 27% / reading 35% proficiency, ranked #626 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Loma Terrace El (math 15% / reading 11%, grade F, #4,152 of 4,322 statewide, top 96%, 697 students, 92% FRL); Bel Air Middle (math 21% / reading 39%, grade F, #1,056 of 1,662 statewide, top 65%, 1,156 students, 87% FRL); Bel Air H S (math 32% / reading 42%, grade F, #897 of 1,632 statewide, top 57%, 1,839 students, 80% FRL) — zoned schools average 86% FRL vs 68% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.8%/yr); 103 active listings in the ZIP; lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $2,292/mo this rent would consume 66% of the median local household income ($42k/yr) (locally 1390% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $37k; list at $168k implies a 356% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $168,500

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.32%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.49×
• Total profit: $23,241
• Equity at exit: $25,124

10-year hold

• IRR: 24.5%
• Equity multiple: 3.65×
• Total profit: $125,026
• Equity at exit: $14,569

Cash invested: $47,180 (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 79907

• Home prices YoY: -9.8%
• Rents YoY: 11.8%
• Active inventory: 103
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$884
• Tax from tax record: −$254 /mo · $3,053/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $602

Break-even live

Break-even rent $1,529

Max offer price $168,500

Occupancy floor 69%

Sensitivity live

Price	-10% $698	-5% $650	+0% $602	+5% $555	+10% $507
Rent	-10% $421	-5% $512	+0% $602	+5% $693	+10% $784
Rate	-1.0pp $687	-0.5pp $645	base $602	+0.5pp $559	+1.0pp $514

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,292
Total (2 units)			$2,292

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $168,500 Active 11 DOM
2. 2026-06-18
   days on market $168,500 Active 8 DOM
3. 2026-06-17
   days on market $168,500 Active 7 DOM
4. 2026-06-16
   days on market $168,500 Active 6 DOM
5. 2026-06-15
   days on market $168,500 Active 5 DOM
6. 2026-06-13
   remarks 460-char remark
7. 2026-06-13
   listed $168,500 Active 3 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: $3,053 · $254/mo
• Projected year-2 tax: $3,084 · $257/mo
• Expected delta: +$31/yr (+$3/mo · 1.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 26 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,504
• − Mortgage interest: −$9,439
• − Property taxes: −$3,053
• − Insurance: −$842
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$4,902
• Taxable income: $4,868
• Est. tax owed @ 24.0%: −$1,168
• After-tax cash flow: $6,061/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: Ysleta ISD
• NCES district ID: 4846680
• Math proficiency: 27% ▼ -31.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $35,826
• Composite: 25.65/100
• National rank: #7400
• State rank: #626 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
• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 46,365
• Household income: $41,617
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1390.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 42% White 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 28% · Canada
• Languages at home: 21% English-only · Spanish 78%

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: ▼ -27.34%
• Current HPI: 251.9374
• Rent YoY: ▲ 11.79%
• 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

+356.0% since first listed

3 events — show timeline

• 2026-06-10 Listed $168,500 GEPARMLS
• 1989-02-28 Sold (Public Records) — Public Records
• 1985-12-26 Sold (Public Records) $36,950 Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,053 · +10.7% YoY. Source: county tax records.