1119 Terrace Ct · El Paso, TX 79902

$230,000

3 bd · 2.0 ba · 2,468 sqft · SingleFamily public records · 349 Days on market

Built 1904 6,098 sqft lot ↓ 21% 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 +10.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +3.8/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

Key facts

• Two kitchens
• Formal dining room
• 6,098 sq ft lot

Tags

• GREAT VIEW OF EL PASO
• FORMAL DINING ROOM
• TWO KITCHENS
• APARTMENT LOCATED IN THE BACK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (10.8% below list).
• Recommended offer: $202k (12.0% 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.
• Zoned schools: Mesita El (math 27% / reading 52%, grade F, #1,545 of 4,322 statewide, top 38%, 940 students, 69% FRL); Wiggs Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 861 students, 72% FRL); El Paso H S (math 36% / reading 45%, grade F, #798 of 1,632 statewide, top 49%, 1,580 students, 68% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+5.2%/yr); 117 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $2,051/mo this rent would consume 48% of the median local household income ($51k/yr) (locally 1380% 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 $7k 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 349 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,400 (12.0% 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 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.89% ✗
• Cap rate: 5.73%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.39×
• Total profit: $-39,218
• Equity at exit: $34,294

10-year hold

• IRR: -4.7%
• Equity multiple: 0.66×
• Total profit: $-22,054
• Equity at exit: $19,886

Cash invested: $64,400 (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 79902

• Home prices YoY: -23.1%
• Rents YoY: 5.2%
• Active inventory: 117
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$425 /mo · $5,102/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-107

Break-even live

Break-even rent $2,186

Max offer price $211,109

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-42	+0% $-107	+5% $-172	+10% $-237
Rent	-10% $-269	-5% $-188	+0% $-107	+5% $-26	+10% $55
Rate	-1.0pp $9	-0.5pp $-48	base $-107	+0.5pp $-167	+1.0pp $-227

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Upson Dr El Paso, TX	3.0	3.0	1680	$1,900	$1.13	45d	1	0.28mi
1519 Golden Hill Ter El Paso, TX	2.0	2.5	1600	$2,750	$1.72	45d	6	1.17mi
1519 Golden Hill Ter Unit 8 El Paso, TX	2.0	2.5	1650	$2,950	$1.79	25d	1	1.17mi
1104 Madeline Dr El Paso, TX	3.0	2.0	1584	$2,500	$1.58	45d	1	1.28mi
923 McKelligon Dr El Paso, TX	3.0	2.0	2186	$2,500	$1.14	45d	1	1.34mi
1805 Gurss Pl El Paso, TX	3.0	1.5	2198	$2,400	$1.09	4d	1	1.44mi

Listing history 25 events

1. 2026-06-21
   days on market $230,000 Active 349 DOM
2. 2026-06-18
   days on market $230,000 Active 346 DOM
3. 2026-06-17
   days on market $230,000 Active 345 DOM
4. 2026-06-16
   days on market $230,000 Active 344 DOM
5. 2026-06-15
   days on market $230,000 Active 343 DOM
6. 2026-06-13
   days on market $230,000 Active 341 DOM
7. 2026-06-13
   days on market $230,000 Active 340 DOM
8. 2026-06-10
   days on market $230,000 Active 338 DOM
9. 2026-06-09
   days on market $230,000 Active 337 DOM
10. 2026-06-08
    days on market $230,000 Active 336 DOM
11. 2026-06-07
    days on market $230,000 Active 335 DOM
12. 2026-06-05
    days on market $230,000 Active 332 DOM
13. 2026-06-03
    days on market $230,000 Active 331 DOM
14. 2026-06-03
    days on market $230,000 Active 330 DOM
15. 2026-06-01
    days on market $230,000 Active 329 DOM
16. 2026-05-31
    days on market $230,000 Active 328 DOM
17. 2026-02-11
    price $230,000 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

18. 2025-12-15
    price $255,000 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

19. 2025-09-30
    price $260,000 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

20. 2025-09-10
    price $280,000 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

21. 2025-07-21
    status Active 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

22. 2025-07-17
    status Pending 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

23. 2025-07-03
    listed $290,000 Active 717-char remark

    Show marketing remark (717 chars)

    Turn of the Century Sunset Heights home needing restoration. It is located in Central El Paso and offers a great view of El Paso. This home has four bedrooms, three baths, formal dining room and living room with high ceilings. There are two kitchens, one in the front of the house and the other in the back of the house. In addition, the house includes a apartment located in the back of the house that would be ideal for rental income or simply separate living quarters. The bedrooms are generously large and there is a beautiful chandelier in the dining room. It is located in the heart of El Paso, near downtown, UTEP, and I-10 is minutes away. Must see to realize potential. This is an ideal investment property

24. 2019-05-15
    soldstatus
25. 1994-05-02
    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: $5,102 · $425/mo
• Projected year-2 tax: $5,102 · $425/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 ≥101°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,610
• − Mortgage interest: −$12,884
• − Property taxes: −$5,102
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$6,691
• Taxable loss: −$5,153
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $-46/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): 19,031
• Household income: $50,873
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 1380.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 40% White 19% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Slovak 1% American 1% Lithuanian 1%
• Foreign-born: 24% · Canada, India, China
• Languages at home: 33% English-only · Spanish 65% Other Asian/Pacific 1% Other Indo-European 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: ▼ -74.95%
• Current HPI: 249.5804
• Rent YoY: ▲ 5.25%
• 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

-20.7% since first listed

9 events — show timeline

• 2026-02-11 Price Changed $230,000 GEPARMLS
• 2025-12-15 Price Changed $255,000 GEPARMLS
• 2025-09-30 Price Changed $260,000 GEPARMLS
• 2025-09-10 Price Changed $280,000 GEPARMLS
• 2025-07-21 Relisted — GEPARMLS
• 2025-07-17 Pending — GEPARMLS
• 2025-07-03 Listed $290,000 GEPARMLS
• 2019-05-15 Sold (Public Records) — Public Records
• 1994-05-02 Sold (Public Records) — Public Records

Property tax history

+5.5%/yr

Latest (2025): $5,102 · +12.0% YoY. Source: county tax records.