14306 Gil Reyes Dr Unit D · El Paso, TX 79938

$1,100

None bd · None ba · 3,856 sqft · MultiFamily · 20 Days on market

Built 2012 2,178 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. 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

SPACIOUS 2 BEDROOM 2 BATH QUADRUPLEX ON EAST SIDE. QUIET NEIGHBORHOOD, CUL DE SAC STREET. TEN MINUTES FROM BASE. CLOSE TO PARKS, SCHOOLS AND SHOPPING. .

Key facts

• Close to parks
• Close to schools
• Cul de sac street

Tags

• QUIET NEIGHBORHOOD
• CUL DE SAC STREET
• CLOSE TO PARKS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

Property features AI

Exterior

• Parking: 2+ spaces per unit
• Utilities: All city utilities
• Home design: Quadruplex
• Construction: Stucco construction; Composition roof
• Exterior features: Stucco exterior; Composition roof; Lot about 0.05 acres

Interior

• Kitchen: Refrigerator; Range hood; Disposal; Dishwasher
• Flooring: Ceramic tile
• Heating & cooling: Central heating; Refrigerated cooling
• Interior features: Ceramic tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2-bath units multifamily listed at $1k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $982/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $1k).
• Recommended offer: $1k (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+.
• 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.
• Zoned schools: Chester E Jordan (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 813 students, 81% FRL); Sun Ridge Middle (math 32% / reading 41%, grade F, #786 of 1,662 statewide, top 48%, 1,045 students, 67% FRL); Pebble Hills H S (math 21% / reading 47%, grade F, #1,002 of 1,632 statewide, top 62%, 2,888 students, 63% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 1196 active listings in the ZIP; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $4,981/mo this rent would consume 77% of the median local household income ($77k/yr) (locally 900% 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 $8 of loan paydown is wiped out by about $33 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 + 2.1% rent growth), your $308 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($1k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,083 (1.5% below list)

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. 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 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: 452.82% ✓
• Cap rate: 4290.72%
• Cash-on-cash: 15301.51%
• DSCR: 681.83
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 797.65×
• Total profit: $245,367
• Equity at exit: $164

10-year hold

• IRR: —
• Equity multiple: 1680.43×
• Total profit: $517,265
• Equity at exit: $95

Cash invested: $308 (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 79938

• Home prices YoY: -8.6%
• Rents YoY: 2.1%
• Active inventory: 1196
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $4,981 high
• Mortgage (P&I): −$6
• Tax est. 1.5%: −$1 /mo · $16/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,046
• Net cashflow: $3,927

Break-even live

Break-even rent $10

Max offer price $1,100

Occupancy floor 16%

Sensitivity live

Price	-10% $3,928	-5% $3,928	+0% $3,927	+5% $3,927	+10% $3,927
Rent	-10% $3,534	-5% $3,731	+0% $3,927	+5% $4,124	+10% $4,321
Rate	-1.0pp $3,928	-0.5pp $3,928	base $3,927	+0.5pp $3,927	+1.0pp $3,927

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,980
Total (4 units)			$4,981

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: $275
• Closing costs: $33
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-10
   days on market $1,100 Active 20 DOM
2. 2026-06-09
   days on market $1,100 Active 19 DOM
3. 2026-06-08
   days on market $1,100 Active 18 DOM
4. 2026-06-07
   days on market $1,100 Active 17 DOM
5. 2026-06-05
   days on market $1,100 Active 14 DOM
6. 2026-06-03
   days on market $1,100 Active 13 DOM
7. 2026-06-03
   days on market $1,100 Active 12 DOM
8. 2026-06-01
   days on market $1,100 Active 11 DOM
9. 2026-05-31
   days on market $1,100 Active 10 DOM
10. 2026-04-14
    listed $1,100 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 22 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: $59,772
• − Mortgage interest: −$62
• − Property taxes: −$16
• − Insurance: −$6
• − Repairs & maintenance: −$4,782
• − Management: −$4,782
• − Depreciation: −$32
• Taxable income: $50,093
• Est. tax owed @ 24.0%: −$12,022
• After-tax cash flow: $35,106/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 — 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): 99,621
• Household income: $77,272
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 900.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 42% White 10% Black 4%
• Hispanic origin (detail): Mexican 76% Puerto Rican 1%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Guatemala
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -19.39%
• Current HPI: 207.2031
• Rent YoY: ▲ 2.06%
• 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

• 2026-04-14 Listed $1,100 GEPARMLS