3803 Tyler Ave · El Paso, TX 79930

$268,000

4 bd · 4.0 ba · 2,125 sqft · MultiFamily public records · 28 Days on market

Built 1957 6,098 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Welcome to 3803 Tyler Ave, a fantastic quadplex situated in the highly desirable Morningside Heights neighborhood. This property features four efficiently laid-out 1-bedroom, 1-bathroom units in great condition. Location is a major asset here: boasting a ''Very Walkable'' Walk Score of 74, the property offers immediate access to US-54 and I-10. It is perfectly positioned just minutes from Fort Bliss, University Medical Center, and El Paso Children's Hospital, making it a highly attractive, low-vacancy hub. The building offers peace of mind with reliable, long-term tenants providing steady income from day one, while also offering the flexibility to accommodate an owner-occupant or an immedia

Key facts

• 6,098 sq ft lot
• Built 1957
• Listed 28 days

Property features AI

Exterior

• Parking: Paved
• Home design: Quadruplex; Total building area about 2,125
• Construction: Brick construction; Composition/shingle roof
• Exterior features: Paved parking; Lot approximately 0.14 acres

Interior

• Kitchen: Gas cooktop; Free-standing gas oven
• Flooring: Tile
• Heating & cooling: Central heating; Evaporative cooling
• Interior features: Tile flooring

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $268k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive. Per door: $149/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $268k).
• Recommended offer: $264k (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: Travis El (math 12% / reading 27%, grade F, #3,583 of 4,322 statewide, top 86%, 228 students, 96% FRL); Cpt Gabriel Navarrete Middle (907 students, 92% FRL) — zoned schools average 94% FRL vs 65% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 32% district-wide (-12 pts) — the specific schools serving this property underperform the El Paso ISD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.8%/yr); 75 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $3,157/mo this rent would consume 90% of the median local household income ($42k/yr) (locally 1384% 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 $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.
• At projected returns (-3.0% appreciation + 5.8% rent growth), your $75k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago 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

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,980 (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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.18% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.85% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $3,881
• Equity at exit: $39,960

10-year hold

• IRR: 13.6%
• Equity multiple: 2.24×
• Total profit: $93,028
• Equity at exit: $23,172

Cash invested: $75,040 (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 79930

• Home prices YoY: -22.2%
• Rents YoY: 5.8%
• Active inventory: 75
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $3,157 high
• Mortgage (P&I): −$1,405
• Tax from tax record: −$382 /mo · $4,579/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $595

Break-even live

Break-even rent $2,403

Max offer price $268,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,156
Total (4 units)			$3,157

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2927 Harrison Ave El Paso, TX	3.0	2.0	1707	$1,800	$1.05	21d	1	0.77mi
3225 Fort Blvd Unit 1 El Paso, TX	3.0	3.0	2291	$2,000	$0.87	44d	1	0.79mi
2900 Polk Ave El Paso, TX	3.0	2.0	1455	$1,700	$1.17	24d	1	0.83mi
2705 Jackson Ave El Paso, TX	3.0	2.0	1724	$1,850	$1.07	3d	1	1.04mi
2701 Nations Ave El Paso, TX	3.0	2.0	1640	$1,250	$0.76	44d	1	1.12mi
4011 Alabama St El Paso, TX	1.0–4.0	1.0–4.0	1010	$2,036	$2.02	3d	16	1.20mi
3204 Memphis Ave El Paso, TX	3.0	2.0	1480	$1,800	$1.22	44d	1	1.22mi
3203 Frankfort Ave El Paso, TX	3.0	1.0	1421	$1,450	$1.02	3d	1	1.25mi

Listing history 31 events

1. 2026-06-18
   days on market $268,000 Active 28 DOM
2. 2026-06-17
   days on market $268,000 Active 27 DOM
3. 2026-06-16
   days on market $268,000 Active 26 DOM
4. 2026-06-15
   days on market $268,000 Active 25 DOM
5. 2026-06-13
   days on market $268,000 Active 23 DOM
6. 2026-06-13
   days on market $268,000 Active 22 DOM
7. 2026-06-10
   days on market $268,000 Active 20 DOM
8. 2026-06-09
   days on market $268,000 Active 19 DOM
9. 2026-06-08
   days on market $268,000 Active 18 DOM
10. 2026-06-07
    days on market $268,000 Active 17 DOM
11. 2026-06-05
    days on market $268,000 Active 14 DOM
12. 2026-06-03
    days on market $268,000 Active 13 DOM
13. 2026-06-03
    days on market $268,000 Active 12 DOM
14. 2026-06-01
    days on market $268,000 Active 11 DOM
15. 2026-05-31
    days on market $268,000 Active 10 DOM
16. 2026-05-21
    status Active
17. 2026-05-14
    historical
18. 2026-03-26
    listed $268,000
19. 2024-11-04
    historical $635
20. 2024-10-26
    listed $635
21. 2021-01-08
    soldstatus
22. 2021-01-04
    status Pending
23. 2020-12-10
    price $217,000
24. 2020-11-11
    status Active
25. 2020-09-30
    status Pending
26. 2020-09-24
    listed $218,000 Active
27. 2018-12-06
    historical
28. 2018-12-06
    historical
29. 2001-08-13
    listed $87,500
30. 2000-09-08
    listed $89,500
31. 1978-02-01
    soldstatus

ⓘ 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: $4,579 · $382/mo
• Projected year-2 tax: $4,904 · $409/mo
• Expected delta: +$326/yr (+$27/mo · 7.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥101°F today · 29 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: $37,884
• − Mortgage interest: −$15,012
• − Property taxes: −$4,579
• − Insurance: −$1,340
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − Depreciation: −$7,796
• Taxable income: $3,095
• Est. tax owed @ 24.0%: −$743
• After-tax cash flow: $6,402/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
• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 24,123
• Household income: $42,099
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1384.0

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 44% White 8% Black 2%
• Hispanic origin (detail): Mexican 84% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -72.03%
• Current HPI: 252.9883
• Rent YoY: ▲ 5.85%
• 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

+199.4% since first listed

16 events — show timeline

• 2026-05-21 Relisted — GEPARMLS
• 2026-05-14 Listing Removed — GEPARMLS
• 2026-03-26 Listed $268,000 GEPARMLS
• 2024-11-04 Rental Removed $635 RENTALBEAST
• 2024-10-26 Listed for Rent $635 RENTALBEAST
• 2021-01-08 Sold (Public Records) — Public Records
• 2021-01-04 Pending — GEPARMLS
• 2020-12-10 Price Changed $217,000 GEPARMLS
• 2020-11-11 Relisted — GEPARMLS
• 2020-09-30 Pending — GEPARMLS
• 2020-09-24 Listed $218,000 GEPARMLS
• 2018-12-06 Listing Removed — GEPARMLS
• 2018-12-06 Listing Removed — GEPARMLS
• 2001-08-13 Listed $87,500 GEPARMLS
• 2000-09-08 Listed $89,500 GEPARMLS
• 1978-02-01 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $4,579 · +1.8% YoY. Source: county tax records.