902 Bromyard Dr · Horizon City, TX 79928

$272,950

4 bd · 2.5 ba · 1,412 sqft · Other public records · 121 Days on market

Built 2024 6,736 sqft lot $63/mo HOA · 3% of rent ↓ 2% since listing

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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 +12.5/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TROPICANA HOMES OFFERS, THESE 3 BEDROOMS, 2 BATHS, 2 CAR GARAGE, FULL KITCHEN STAINLESS STEEL APPLIANCES PLUS WASHER AND DRYER, GRANITE COUNTERTOPS, FRON YARD LANDSCAPING AND MUCH, MUCH MORE

Key facts

• 6,736 sq ft lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath other listed at $273k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (22.4% below list).
• Recommended offer: $212k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#619 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.9%/yr); 2093 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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

• It's been on market 121 days — a 12% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• 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 $211,694 (22.4% 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 121 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-46,883
• Equity at exit: $40,698

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-44,870
• Equity at exit: $23,600

Cash invested: $76,426 (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 79928

• Home prices YoY: -16.9%
• Rents YoY: 2.9%
• Active inventory: 2093
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,117 high
• Mortgage (P&I): −$1,431
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$114
• HOA: −$63
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-38

Break-even live

Break-even rent $2,165

Max offer price $266,216

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $39	+0% $-38	+5% $-115	+10% $-193
Rent	-10% $-205	-5% $-122	+0% $-38	+5% $45	+10% $129
Rate	-1.0pp $99	-0.5pp $31	base $-38	+0.5pp $-109	+1.0pp $-181

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: $68,238
• Closing costs: $8,188
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13172 Willitoft Rd El Paso, TX	4.0	2.0	1450	$2,450	$1.69	45d	1	0.50mi
12964 Runway Ave El Paso, TX	3.0	3.0	1410	$1,695	$1.20	45d	1	0.59mi
945 Penrith St El Paso, TX	3.0	2.5	1819	$1,950	$1.07	15d	1	0.60mi
12956 Runway Ave El Paso, TX	4.0	2.0	1446	$1,795	$1.24	45d	1	0.60mi
12805 Kingsbury Ave El Paso, TX	4.0	2.0	1755	$2,250	$1.28	4d	1	0.60mi
13470 Everingham St El Paso, TX	4.0	2.0	1844	$2,000	$1.08	25d	1	0.76mi
13113 Wellington Horizon City, TX	3.0	2.0	1474	$2,700	$1.83	15d	1	0.76mi
13136 Wellington Horizon City, TX	3.0	2.0	1105	$1,700	$1.54	25d	1	0.78mi
12716 Middlesbrough Ave Horizon City, TX	4.0	2.5	1825	$2,595	$1.42	13d	1	0.80mi
781 Croxdale St Horizon City, TX	4.0	2.0	1433	$1,800	$1.26	45d	1	0.87mi
13231 Kestrel Ave Horizon City, TX	3.0	2.0	1390	$1,595	$1.15	15d	1	0.91mi
13539 Doncaster St El Paso, TX	3.0	2.0	1525	$1,850	$1.21	45d	1	0.94mi
13677 Holbeck St El Paso, TX	4.0	2.0	1869	$2,060	$1.10	45d	1	0.95mi
12612 Dorchester Ave El Paso, TX	3.0	2.0	1657	$1,895	$1.14	15d	1	0.99mi
970 Hull St El Paso, TX	3.0	2.0	1461	$1,875	$1.28	45d	1	0.99mi
13142 Saker Dr Horizon City, TX	3.0	1.5	1184	$1,600	$1.35	25d	1	1.01mi
13709 Paseo Sereno Dr El Paso, TX	4.0	2.0	1757	$1,800	$1.02	25d	1	1.08mi
12740 Pellicano Dr El Paso, TX	1.0–3.0	1.0–2.0	900	$1,770	$1.97	4d	8	1.14mi
737 Sculcoates St Horizon City, TX	3.0	2.0	1354	$1,735	$1.28	45d	1	1.15mi
13520 Eastlake Blvd Horizon City, TX	1.0–3.0	1.0–2.0	962	$1,850	$1.92	4d	9	1.22mi
13668 Garforth Ave El Paso, TX	3.0	2.0	1364	$1,675	$1.23	15d	1	1.25mi
392 Frodsham St El Paso, TX	4.0	2.5	1801	$2,075	$1.15	45d	1	1.33mi
393 Frodsham St El Paso, TX	4.0	2.0	1788	$2,000	$1.12	13d	1	1.34mi
13122 Salterton Ave Unit NA El Paso, TX	4.0	2.0	1550	$1,850	$1.19	45d	1	1.43mi
13131 Oakhampton Ave El Paso, TX	3.0	2.0	1512	$2,000	$1.32	25d	1	1.49mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: landscaping

Listing history 20 events

1. 2026-06-21
   days on market $272,950 Active 121 DOM
2. 2026-06-18
   days on market $272,950 Active 118 DOM
3. 2026-06-17
   days on market $272,950 Active 117 DOM
4. 2026-06-16
   days on market $272,950 Active 116 DOM
5. 2026-06-15
   days on market $272,950 Active 115 DOM
6. 2026-06-13
   days on market $272,950 Active 113 DOM
7. 2026-06-10
   days on market $272,950 Active 110 DOM
8. 2026-06-09
   days on market $272,950 Active 109 DOM
9. 2026-06-08
   days on market $272,950 Active 108 DOM
10. 2026-06-07
    days on market $272,950 Active 107 DOM
11. 2026-06-05
    days on market $272,950 Active 104 DOM
12. 2026-06-03
    days on market $272,950 Active 103 DOM
13. 2026-06-03
    days on market $272,950 Active 102 DOM
14. 2026-06-01
    days on market $272,950 Active 101 DOM
15. 2026-05-31
    days on market $272,950 Active 100 DOM
16. 2026-02-20
    listed $272,950 Active 190-char remark

    Show marketing remark (190 chars)

    TROPICANA HOMES OFFERS, THESE 3 BEDROOMS, 2 BATHS, 2 CAR GARAGE, FULL KITCHEN STAINLESS STEEL APPLIANCES PLUS WASHER AND DRYER, GRANITE COUNTERTOPS, FRON YARD LANDSCAPING AND MUCH, MUCH MORE

17. 2025-08-05
    status Pending
18. 2025-08-05
    historical
19. 2025-05-15
    price $272,950
20. 2025-03-06
    listed $277,950 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: $1,229 · $102/mo
• Projected year-2 tax: $4,995 · $416/mo
• Expected delta: +$3,766/yr (+$314/mo · 306.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°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: $25,403
• − Mortgage interest: −$15,289
• − Property taxes: −$1,229
• − Insurance: −$1,365
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − HOA: −$756
• − Depreciation: −$7,940
• Taxable loss: −$5,241
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $800/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: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 of 826 in TX

Livability — Horizon City

• Score: 66/100
• State rank: #619
• US rank: #11815

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: El Paso County · 761,266 people
• City population: 86,599
• Metro: El Paso, TX
• Population (ZIP): 86,599
• Household income: $76,643
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 838.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 39% White 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 23% · Canada
• Languages at home: 25% English-only · Spanish 74% Other Asian/Pacific 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: ▼ -40.72%
• Current HPI: 200.6454
• Rent YoY: ▲ 2.93%
• 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

-1.8% since first listed

5 events — show timeline

• 2026-02-20 Listed $272,950 GEPARMLS
• 2025-08-05 Pending — GEPARMLS
• 2025-08-05 Listing Removed — GEPARMLS
• 2025-05-15 Price Changed $272,950 GEPARMLS
• 2025-03-06 Listed $277,950 GEPARMLS

Property tax history

+36.6%/yr

Latest (2025): $1,229 · +104.0% YoY. Source: county tax records.