620 N Clark Dr · El Paso, TX 79905

$120,000

3 bd · 2.0 ba · 884 sqft · SingleFamily public records · 5 Days on market

Built 1963 4,100 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 +19.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

LOCATION LOCATION LOCATION!! THIS HOME IS LOCATED IN THE CENTRAL AREA RIGHT OFF TROWBRIDGE AND CLARK. THIS 3 BEDROOM HOME HAS LOTS OF POTENTIAL AND FEATURES REFRIGERATED AIR. CARPORT AND 2 STORAGE SHEDS IN BACK YARD. HOME BUILT OF CINDER BLOCK. A GREAT INVESTMENT PROPERTY OR A HANDY MAN SPECIAL. THIS PROPERTY IS BEING SOLD AS IS

Key facts

• Central area
• Refrigerated air
• Cinder block

Tags

• CENTRAL AREA
• REFRIGERATED AIR
• CARPORT
• STORAGE SHEDS
• CINDER BLOCK

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Security: Security bars with release
• Home design: Single family residence
• Construction: Stucco and block construction; Shingle roof
• Exterior features: Walled backyard; Fenced yard

Interior

• Kitchen: Free-standing gas oven
• Flooring: Tile flooring
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Central heating; Refrigerated cooling
• Interior features: Ceiling fan(s); Blinds; Security bars with release; Single pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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: Hawkins El (math 54% / reading 64%, grade B-, #409 of 4,322 statewide, top 10%, 262 students, 97% FRL); Ross Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 658 students, 79% FRL); Burges H S (math 36% / reading 37%, grade F, #924 of 1,632 statewide, top 57%, 1,478 students, 80% FRL) — zoned schools average 85% FRL vs 65% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 7.9

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $73,414
• Equity at exit: $108,106

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $209,979
• Equity at exit: $233,134

Cash invested: $33,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$629
• Tax from tax record: −$193 /mo · $2,312/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $126

Break-even live

Break-even rent $1,104

Max offer price $120,000

Occupancy floor 85%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6005 Tampa Ave El Paso, TX	3.0	2.0	906	$1,450	$1.60	43d	1	0.19mi
6203 Trowbridge Dr El Paso, TX	3.0	1.0	1003	$1,400	$1.40	23d	1	0.30mi
187 N Awbrey St Unit 1 El Paso, TX	2.0	1.0	891	$850	$0.95	19d	1	0.40mi
1015 N Clark Dr El Paso, TX	2.0	1.0	1031	$1,200	$1.16	3d	1	0.49mi
821 Olson St El Paso, TX	2.0	2.0	800	$1,250	$1.56	3d	1	0.95mi
6530 Mohawk Ave El Paso, TX	3.0	2.0	1113	$1,650	$1.48	43d	1	1.13mi
5409 Timberwolf Dr El Paso, TX	2.0	1.0	790	$1,190	$1.51	3d	1	1.18mi
1226 Huckleberry St El Paso, TX	2.0	1.0	700	$995	$1.42	43d	1	1.28mi
422 Val Verde St El Paso, TX	3.0	1.0	1049	$1,045	$1.00	43d	1	1.32mi
1307 Chadbourne St El Paso, TX	2.0	1.0	700	$1,200	$1.71	43d	1	1.36mi
608 Barcelona Dr El Paso, TX	2.0	1.0	769	$1,200	$1.56	23d	1	1.42mi
608 Barcelona Dr El Paso, TX	2.0	1.0	769	$1,150	$1.50	3d	1	1.42mi

Listing history 6 events

1. 2026-06-13
   status $120,000 Pending 5 DOM
2. 2026-06-10
   days on market $120,000 Active 5 DOM
3. 2026-06-09
   days on market $120,000 Active 4 DOM
4. 2026-06-08
   days on market $120,000 Active 3 DOM
5. 2026-06-07
   remarks 331-char remark
6. 2026-06-07
   listed $120,000 Active 2 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: $2,312 · $193/mo
• Projected year-2 tax: $2,312 · $193/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,156
• − Mortgage interest: −$6,722
• − Property taxes: −$2,312
• − Insurance: −$600
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,491
• Taxable loss: −$394
• Est. tax savings @ 24.0%: +$94
• After-tax cash flow: $1,604/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

4 events — show timeline

• 2026-06-04 Listed $120,000 GEPARMLS
• 1996-10-30 Sold (Public Records) — Public Records
• 1990-09-12 Sold (Public Records) — Public Records
• 1990-09-11 Sold (Public Records) — Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,312 · +12.0% YoY. Source: county tax records.