436 Emerson St Unit 1-6 · El Paso, TX 79915

$310,000

None bd · None ba · 1,590 sqft · MultiFamily · 107 Days on market

Built 1948 Fair condition 0.41 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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 MLS

Welcome to 436 Emerson St, El Paso, TX — a rare opportunity to own a versatile, income-producing property situated on a spacious 0.41-acre lot with room for future development. This multi-family property features 6 well-maintained 1-bedroom, 1-bath units, each currently renting at $500 per month, generating immediate and consistent cash flow. In addition to the multi-family units, the property includes a 1,590 sq ft single-family home offering: 4 Bedrooms 1 Full Bathroom Refrigerated air Comfortable and functional living space ideal for additional rental income or owner occupancy. The oversized lot provides additional space to potentially build more units, creating an excellent value-add opportunity for investors looking to increase cash flow and maximize returns (buyer to verify zoning and development requirements). Whether you're expanding your portfolio or looking for a live-in investment property, this unique offering delivers multiple income streams with future upside. Don't miss out!

Key facts

• Spacious lot
• 0.41 acre lot
• Built 1948

Tags

• SPACIOUS LOT
• MULTI FAMILY PROPERTY
• WELL MAINTAINED UNITS
• ADDITIONAL RENTAL INCOME
• VALUE ADD OPPORTUNITY
• MULTIPLE INCOME STREAMS

What this means for you Summary

Snapshot

• This is a multifamily listed at $310k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $310k).
• Recommended offer: $282k (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+.
• Ysleta ISD (urban): math 27% / reading 35% proficiency, ranked #626 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 70 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,685/mo this rent would consume 159% of the median local household income ($35k/yr) (locally 1145% 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 $9k 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 + 3.0% rent growth), your $87k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.51% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $22,214
• Equity at exit: $46,222

10-year hold

• IRR: 16.0%
• Equity multiple: 2.31×
• Total profit: $113,555
• Equity at exit: $26,803

Cash invested: $86,800 (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 79915

• Home prices YoY: -13.1%
• Active inventory: 70
• Price-to-rent: 33.1×

Monthly cashflow live

• Estimated rent: $4,685 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$984
• Net cashflow: $1,132

Break-even live

Break-even rent $3,252

Max offer price $310,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,347	-5% $1,239	+0% $1,132	+5% $1,025	+10% $918
Rent	-10% $762	-5% $947	+0% $1,132	+5% $1,317	+10% $1,502
Rate	-1.0pp $1,288	-0.5pp $1,211	base $1,132	+0.5pp $1,052	+1.0pp $970

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$4,686
Total (6 units)			$4,685

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7707 Parral Dr El Paso, TX	3.0	1.0	1200	$1,350	$1.12	15d	1	0.98mi
329 Sereno Dr El Paso, TX	3.0	2.0	1728	$1,900	$1.10	15d	1	1.02mi
7441 Alameda Ave #10 El Paso, TX	2.0	1.0	1122	$1,200	$1.07	24d	1	1.13mi

Listing history 2 events

1. 2026-05-31
   days on market $310,000 Active 107 DOM
2. 2026-02-13
   listed $400,000 Active 1027-char remark

   Show marketing remark (1027 chars)

   Welcome to 436 Emerson St, El Paso, TX — a rare opportunity to own a versatile, income-producing property situated on a spacious 0.41-acre lot with room for future development. This multi-family property features 6 well-maintained 1-bedroom, 1-bath units, each currently renting at $500 per month, generating immediate and consistent cash flow. In addition to the multi-family units, the property includes a 1,590 sq ft single-family home offering: 4 Bedrooms 1 Full Bathroom Refrigerated air Comfortable and functional living space ideal for additional rental income or owner occupancy. The oversized lot provides additional space to potentially build more units, creating an excellent value-add opportunity for investors looking to increase cash flow and maximize returns (buyer to verify zoning and development requirements). Whether you're expanding your portfolio or looking for a live-in investment property, this unique offering delivers multiple income streams with future upside. Don't miss out!

ⓘ 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 4/10 Moderate FEMA zone AE · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 26 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: $56,220
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$6,668
• − Repairs & maintenance: −$4,498
• − Management: −$4,498
• − Depreciation: −$9,018
• Taxable income: $9,523
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $11,302/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs and updates to improve its condition and value. The exterior and interior need fresh paint, new carpet, and modern appliances and fixtures.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — Visible wear and tear
• Major flooring — Worn carpet in hallways and bedrooms
• Major interior walls/paint — Worn paint and peeling in some areas
• Major kitchen appliances — Old appliances and cluttered countertops
• Major bathroom fixtures — Cluttered and outdated fixtures

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet — Improves living space and value
• Both Upgrade kitchen appliances — Modernizes kitchen and increases value
• Both Upgrade bathroom fixtures — Modernizes bathrooms and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · Visible wear and tear	Major	$15,000–50,000
flooring · Worn carpet in hallways and bedrooms	Major	$15,000–50,000
interior walls/paint · Worn paint and peeling in some areas	Major	$15,000–50,000
kitchen appliances · Old appliances and cluttered countertops	Major	$15,000–50,000
bathroom fixtures · Cluttered and outdated fixtures	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet — Improves living space and value ↑
• Both Upgrade kitchen appliances — Modernizes kitchen and increases value ↑
• Both Upgrade bathroom fixtures — Modernizes bathrooms and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ysleta ISD
• NCES district ID: 4846680
• Math proficiency: 27% ▼ -31.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $35,826
• Composite: 25.65/100
• National rank: #7400
• State rank: #626 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): 34,230
• Household income: $35,432
• Rent vs Own: 38.6% rent · 61.4% own
• Severe rent burden: 1145.0

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 (95%)
• Race & ethnicity: Hispanic / Latino 95% Two or more races 38% White 3% Asian 1%
• Hispanic origin (detail): Mexican 91%
• Foreign-born: 24% · Canada, China
• Languages at home: 22% English-only · Spanish 77%

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: ▼ -35.66%
• Current HPI: 236.1626
• Rent YoY: —
• 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

• 2026-02-13 Listed $400,000 GEPARMLS