5757 Michael P Anderson Ln · El Paso, TX 79934

$165,000

3 bd · 2.0 ba · 1,256 sqft · SingleFamily public records · 9 Days on market

Built 2004 4,882 sqft lot Est $156k · 6% 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 +12.6/30.0
• 1% rule +5.5/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Rent growth +2.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

located near Ft. Bliss and shopping! This home has 4 bedrooms and 3 full baths. One bedroom and bath are located downstairs which you can use as a guest bedroom, teen bedroom or office. The other 3 are located upstairs. There is a spacious living room and dining with the kitchen closeby. The backyard is large and has a good size patio. This property may qualify for seller financing (Vendee).

Key facts

• Large backyard
• Good size patio
• 4,882 sq ft lot

Tags

• LOCATED NEAR FT BLISS
• LARGE BACKYARD
• GOOD SIZE PATIO

Property features AI

Finance

• Other: Property listed as REO/Repo

Exterior

• Utilities: Water, sewer, and power details not specified
• Home design: Single family residence
• Construction: Stucco exterior; Shingle roof; Total building area approximately 1256
• Exterior features: See remarks

Interior

• Kitchen: Free-standing gas oven
• Bedrooms: Master bedroom is upstairs
• Flooring: Vinyl flooring; Carpeted areas
• Bathrooms: 3 full bathrooms
• Heating & cooling: Natural gas heating; Refrigerated (central) cooling
• Interior features: Master suite located upstairs; No window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-20 ($-243/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (2.2% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $161k (2.2% 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.
• Zoned schools: Barron El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 383 students, 85% FRL); Charles Middle (math 25% / reading 34%, grade F, #1,077 of 1,662 statewide, top 66%, 450 students, 84% FRL); Andress H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 1,530 students, 83% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 296 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 3.4% 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 $161,428 (2.2% 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 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: 1.05% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.53%
• DSCR: 0.98
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $155,744
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10963 Yogi Berra Dr	0.47mi	3/2.0	1,247 (-1%)	7mo	$155,000	$124	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-30,667
• Equity at exit: $24,602

10-year hold

• IRR: -16.5%
• Equity multiple: 0.16×
• Total profit: $-38,837
• Equity at exit: $14,266

Cash invested: $46,200 (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 79934

• Home prices YoY: -13.1%
• Rents YoY: 1.4%
• Active inventory: 296
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$865
• Tax from tax record: −$461 /mo · $5,529/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-20

Break-even live

Break-even rent $1,765

Max offer price $161,428

Occupancy floor 96%

Sensitivity live

Price	-10% $73	-5% $26	+0% $-20	+5% $-67	+10% $-114
Rent	-10% $-158	-5% $-89	+0% $-20	+5% $49	+10% $117
Rate	-1.0pp $63	-0.5pp $22	base $-20	+0.5pp $-63	+1.0pp $-106

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5784 Rick Husband Dr El Paso, TX	3.0	2.0	1242	$1,550	$1.25	25d	1	0.03mi
11240 William McCool St El Paso, TX	3.0	2.0	925	$1,350	$1.46	45d	1	0.08mi
5980 Redstone Rim Dr El Paso, TX	3.0	3.0	1665	$1,795	$1.08	4d	1	0.14mi
5661 Michael P Anderson Ln El Paso, TX	3.0	2.0	1530	$1,500	$0.98	21d	1	0.14mi
5652 Rick Husband Dr El Paso, TX	3.0	2.0	1160	$1,500	$1.29	25d	1	0.15mi
11201 Redstone Peak Pl El Paso, TX	3.0	2.0	1553	$1,850	$1.19	45d	1	0.17mi
11205 Whitey Ford St El Paso, TX	3.0	2.0	1286	$1,450	$1.13	16d	1	0.17mi
5640 Rick Husband Dr El Paso, TX	3.0	2.0	1500	$1,595	$1.06	45d	1	0.18mi
11051 Rockdale St El Paso, TX	3.0	2.0	1337	$1,895	$1.42	25d	1	0.33mi
11013 Thatcher Pond Ln El Paso, TX	3.0	2.5	1432	$1,550	$1.08	45d	1	0.51mi
10901 Joe Dimaggio Cir El Paso, TX	4.0	2.0	1400	$1,750	$1.25	23d	1	0.58mi
10948 Casey Stengel Pl El Paso, TX	3.0	2.0	1304	$1,625	$1.25	45d	1	0.58mi
10969 Duke Snider Cir El Paso, TX	3.0	2.0	1003	$1,385	$1.38	13d	1	0.59mi
10902 Yogi Berra Dr El Paso, TX	3.0	2.0	1167	$1,300	$1.11	25d	1	0.62mi
10983 Duke Snider Cir El Paso, TX	4.0	2.0	1760	$1,850	$1.05	45d	1	0.64mi
10800 McCombs St El Paso, TX	1.0–3.0	1.0–2.5	1067	$1,970	$1.85	4d	12	0.75mi
51046 Agave Ct El Paso, TX	3.0–4.0	2.0–3.0	1760	$2,299	$1.31	45d	7	0.82mi
51046 Agave Ct El Paso, TX	3.0–4.0	2.0–3.0	1760	$2,199	$1.25	4d	12	0.82mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	16d	1	0.85mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	45d	1	0.85mi
10720 McAllen Pl El Paso, TX	3.0	2.0	1134	$1,500	$1.32	25d	1	0.87mi
51057 Sand Verbena Ave El Paso, TX	3.0	2.0	1845	$2,350	$1.27	16d	1	1.15mi
51046 Purple Mat Ave El Paso, TX	4.0	3.0	1868	$800	$0.43	16d	1	1.16mi
10624 Hidden Chapel Pl El Paso, TX	3.0	2.0	1307	$1,700	$1.30	45d	1	1.25mi
5845 Wrangler Dr El Paso, TX	3.0	1.5	1196	$1,550	$1.30	25d	1	1.25mi
10837 Gemstone St El Paso, TX	3.0	2.0	1142	$1,560	$1.37	4d	1	1.37mi
10909 Northview Dr El Paso, TX	4.0	2.0	1473	$1,850	$1.26	16d	1	1.46mi
10899 Northview Dr El Paso, TX	3.0	2.0	1532	$1,500	$0.98	25d	1	1.48mi

Listing history 8 events

1. 2026-06-13
   statusdays on market $165,000 Pending 9 DOM
2. 2026-06-10
   days on market $165,000 Active 8 DOM
3. 2026-06-09
   days on market $165,000 Active 7 DOM
4. 2026-06-08
   days on market $165,000 Active 6 DOM
5. 2026-06-07
   days on market $165,000 Active 5 DOM
6. 2026-06-05
   days on market $165,000 Active 2 DOM
7. 2026-06-03
   remarks 394-char remark
8. 2026-06-03
   listed $165,000 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: $5,529 · $461/mo
• Projected year-2 tax: $5,529 · $461/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $20,879
• − Mortgage interest: −$9,243
• − Property taxes: −$5,529
• − Insurance: −$825
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$4,800
• Taxable loss: −$2,858
• Est. tax savings @ 24.0%: +$686
• After-tax cash flow: $443/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
• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 28,861
• Household income: $77,754
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 795.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 34% White 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 57% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 15% · Canada, South Korea, Vietnam
• Languages at home: 54% English-only · Spanish 42% Korean 1% French/Haitian/Cajun 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: ▼ -34.63%
• Current HPI: 229.688
• Rent YoY: ▲ 1.36%
• 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

+103.8% since first listed

9 events — show timeline

• 2026-06-02 Listed $165,000 GEPARMLS
• 2022-07-25 Sold (Public Records) — Public Records
• 2022-06-06 Pending — GEPARMLS
• 2022-05-30 Listed $165,000 GEPARMLS
• 2019-03-18 Sold (Public Records) — Public Records
• 2019-02-13 Pending — GEPARMLS
• 2019-02-04 Listed $118,000 GEPARMLS
• 2004-04-08 Listing Removed — GEPARMLS
• 2004-04-08 Listed $80,950 GEPARMLS

Property tax history

+7.0%/yr

Latest (2025): $5,529 · +9.7% YoY. Source: county tax records.