3216 Rivera Ave · El Paso, TX 79905

$590,000

None bd · None ba · 4,004 sqft · MultiFamily public records · 120 Days on market

Built 1962 8,750 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 +23.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 8 units. estimate disagrees with records

Listing remarks MLS

8-Unit Multifamily Investment Property Excellent income-producing opportunity featuring an 8-unit apartment building, each unit offering 2 bedrooms and 1 bathroom, a highly desirable layout that supports strong rental demand. Centrally located near the Americas Bridge, providing convenient access to employment centers, transportation corridors, and cross-border commerce. Schools nearby, enhancing long-term tenant stability. Consistent demand area ideal for investors seeking steady cash flow, low vacancy potential, and long-term appreciation.

Key facts

• Schools nearby
• Convenient access
• 8,750 sq ft lot

Tags

• 8 UNIT APARTMENT BUILDING
• INCOME PRODUCING OPPORTUNITY
• CONVENIENT ACCESS
• SCHOOLS NEARBY
• CONSISTENT DEMAND AREA

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/1-bath units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $140/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $590k).
• Recommended offer: $537k (9.0% 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.
• Market conditions: 60 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $63k of equity ($4k loan paydown + $59k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $165k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$101k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($537k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $590k implies a 321% gain — meaningful room to come down on a strong offer.

Recommended offer $536,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.07% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.8

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: 30.2%
• Equity multiple: 3.38×
• Total profit: $392,431
• Equity at exit: $531,519

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $1,099,650
• Equity at exit: $1,146,240

Cash invested: $165,200 (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 79905

• Home prices YoY: 12.8%
• Active inventory: 60
• Price-to-rent: 62.2×

Monthly cashflow live

• Estimated rent: $6,319 high
• Mortgage (P&I): −$3,094
• Tax from tax record: −$535 /mo · $6,424/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,327
• Net cashflow: $1,117

Break-even live

Break-even rent $4,905

Max offer price $590,000

Occupancy floor 77%

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$6,320
Total (8 units)			$6,319

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: $147,500
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-01-20
   listed $590,000 Active 550-char remark

   Show marketing remark (550 chars)

   8-Unit Multifamily Investment Property Excellent income-producing opportunity featuring an 8-unit apartment building, each unit offering 2 bedrooms and 1 bathroom, a highly desirable layout that supports strong rental demand. Centrally located near the Americas Bridge, providing convenient access to employment centers, transportation corridors, and cross-border commerce. Schools nearby, enhancing long-term tenant stability. Consistent demand area ideal for investors seeking steady cash flow, low vacancy potential, and long-term appreciation.

2. 1996-03-28
   soldstatus $140,000
3. 1994-07-15
   soldstatus $140,000

ⓘ 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: $6,424 · $535/mo
• Projected year-2 tax: $10,797 · $900/mo
• Expected delta: +$4,373/yr (+$364/mo · 68.1%)

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

Taxation est. · year 1

• Rental income: $75,828
• − Mortgage interest: −$33,049
• − Property taxes: −$6,424
• − Insurance: −$2,950
• − Repairs & maintenance: −$6,066
• − Management: −$6,066
• − Depreciation: −$17,164
• Taxable income: $4,109
• Est. tax owed @ 24.0%: −$986
• After-tax cash flow: $12,416/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

+321.4% since first listed

3 events — show timeline

• 2026-01-20 Listed $590,000 GEPARMLS
• 1996-03-28 Sold (Public Records) $140,000 Public Records
• 1994-07-15 Sold (Public Records) $140,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $6,424 · +1.4% YoY. Source: county tax records.