501 E Cliff Dr Unit 1-5 · El Paso, TX 79902

$430,000

None bd · None ba · 2,968 sqft · MultiFamily · 15 Days on market

Built 1925 Fair condition 3,484 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Great opportunity for an investment property. Conveniently located in most desirable subdivision. Total of 5 units, not including the unfinished full basement, includes four studio apartments and one 3 bedroom unit. The basement is around 1,300 sq ft.

Key facts

• Investment property
• Three bedroom unit
• 3,484 sq ft lot

Tags

• INVESTMENT PROPERTY
• FOUR STUDIO APARTMENTS
• THREE BEDROOM UNIT
• UNFINISHED FULL BASEMENT

Property features AI

Finance

• Other: Verify flood insurance
• Financial info: Property listed as a quadruplex with 5 total units

Exterior

• Parking: One parking space per unit; On-street parking
• Utilities: All utilities
• Home design: Quadruplex
• Construction: Brick construction; Pitched shingle roof; Building area approximately 2,968 total
• Exterior features: Composition, pitched shingle roof; Brick construction; All utilities available

Interior

• Kitchen: Refrigerator; Free-standing gas oven
• Flooring: Ceramic tile; Hardwood; Laminate
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Ceramic tile, hardwood, and laminate flooring; Refrigerator; Free-standing gas oven

What this means for you Summary

Snapshot

• This is a multifamily listed at $430k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $701 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).
• Recommended offer: $424k (1.5% below list) — sets the bar for market timing.

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: Lamar El (math 24% / reading 34%, grade F, #2,525 of 4,322 statewide, top 62%, 271 students, 96% FRL); Wiggs Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 861 students, 72% 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 fast (+5.2%/yr); 118 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $4,649/mo this rent would consume 110% of the median local household income ($51k/yr) (locally 1380% 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 $3k of loan paydown is wiped out by about $13k 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 + 5.2% rent growth), your $120k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($424k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• 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 $423,550 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.99%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-14,196
• Equity at exit: $64,114

10-year hold

• IRR: 9.0%
• Equity multiple: 1.76×
• Total profit: $91,659
• Equity at exit: $37,179

Cash invested: $120,400 (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 79902

• Home prices YoY: -23.1%
• Rents YoY: 5.2%
• Active inventory: 118
• Price-to-rent: 40.1×

Monthly cashflow live

• Estimated rent: $4,649 high
• Mortgage (P&I): −$2,255
• Tax est. 1.5%: −$538 /mo · $6,450/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$976
• Net cashflow: $701

Break-even live

Break-even rent $3,762

Max offer price $430,000

Occupancy floor 80%

Sensitivity live

Price	-10% $998	-5% $850	+0% $701	+5% $552	+10% $404
Rent	-10% $334	-5% $517	+0% $701	+5% $885	+10% $1,068
Rate	-1.0pp $918	-0.5pp $810	base $701	+0.5pp $590	+1.0pp $476

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,572
1× unit	3	1	$1,077
Total (5 units)			$4,649

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: $107,500
• Closing costs: $12,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
923 McKelligon Dr El Paso, TX	3.0	2.0	2186	$2,500	$1.14	44d	1	0.98mi
1805 Gurss Pl El Paso, TX	3.0	1.5	2198	$2,400	$1.09	3d	1	1.00mi

Listing history 12 events

1. 2026-06-18
   days on market $430,000 Active 15 DOM
2. 2026-06-17
   days on market $430,000 Active 14 DOM
3. 2026-06-16
   days on market $430,000 Active 13 DOM
4. 2026-06-15
   days on market $430,000 Active 12 DOM
5. 2026-06-13
   days on market $430,000 Active 10 DOM
6. 2026-06-13
   days on market $430,000 Active 9 DOM
7. 2026-06-10
   days on market $430,000 Active 7 DOM
8. 2026-06-09
   days on market $430,000 Active 6 DOM
9. 2026-06-08
   days on market $430,000 Active 5 DOM
10. 2026-06-07
    days on market $430,000 Active 4 DOM
11. 2026-06-03
    remarks 251-char remark
12. 2026-06-03
    listed $430,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,788
• − Mortgage interest: −$24,087
• − Property taxes: −$6,450
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,463
• − Management: −$4,463
• − Depreciation: −$12,509
• Taxable income: $1,666
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $8,013/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Outdated and worn, need replacement.
• Major Bathroom fixtures — Outdated and small, need replacement.
• Major Flooring — Worn and outdated, need replacement.
• Moderate Exterior siding — Weathered and discoloration, need repainting.
• Major Landscaping — Sparse and in need of maintenance.

Value-add opportunities

• Both Replace kitchen appliances and flooring — Both updates will significantly improve the home's appearance and functionality, attracting more buyers and renters.
• Both Replace bathroom fixtures and paint interior walls — These updates will enhance the home's appeal and functionality, making it more attractive to potential buyers and renters.
• Both Paint exterior siding and landscaping — These updates will improve the home's curb appeal and overall appearance, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Outdated and worn, need replacement.	Major	$15,000–50,000
Bathroom fixtures · Outdated and small, need replacement.	Major	$15,000–50,000
Flooring · Worn and outdated, need replacement.	Major	$15,000–50,000
Exterior siding · Weathered and discoloration, need repainting.	Moderate	$3,000–15,000
Landscaping · Sparse and in need of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$63,000–215,000

Value-add ROI direction

• Both Replace kitchen appliances and flooring — Both updates will significantly improve the home's appearance and functionality, attracting more buyers and renters. ↑
• Both Replace bathroom fixtures and paint interior walls — These updates will enhance the home's appeal and functionality, making it more attractive to potential buyers and renters. ↑
• Both Paint exterior siding and landscaping — These updates will improve the home's curb appeal and overall appearance, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,031
• Household income: $50,873
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 1380.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 40% White 19% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Slovak 1% American 1% Lithuanian 1%
• Foreign-born: 24% · Canada, India, China
• Languages at home: 33% English-only · Spanish 65% Other Asian/Pacific 1% Other Indo-European 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: ▼ -74.95%
• Current HPI: 249.5804
• Rent YoY: ▲ 5.25%
• 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

1 event — show timeline

• 2026-06-02 Listed $430,000 GEPARMLS