409 Ridgemont Dr · El Paso, TX 79912

$164,900

3 bd · 2.0 ba · 2,792 sqft · SingleFamily public records · 8 Days on market

Built 1959 7,245 sqft lot

---

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 +21.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.7/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity on El Paso's desirable West Side! This 2,792 sq ft home offers strong potential for a full renovation project. Property is being sold strictly as-is and will require significant clean-out and repairs. Due to current condition, interior access is not permitted; exterior viewing only. No inspections will be allowed. Ideal for investors seeking a value-add opportunity. Conveniently located near shopping, dining, and major roadways. Submit highest and best offer by 12pm on Wednesday, 29 April.

Key facts

• 7,245 sq ft lot
• Built 1959
• Listed 8 days

Tags

• FULL RENOVATION PROJECT

Property features AI

Finance

• Other: Special listing conditions — see remarks

Exterior

• Home design: Single family residence
• Construction: Shingle, pitched roof; Construction materials described in remarks; Total building area approximately 2792 (unit not shown); Lot about 0.17 acres
• Exterior features: See remarks for exterior details

Interior

• Kitchen: Appliances listed in remarks
• Flooring: Other flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Evaporative cooling; Has heating and cooling
• Interior features: See remarks for additional interior details; No window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: Johnson El (math 12% / reading 22%); Morehead Middle (math 14% / reading 25%); Coronado H S (math 46% / reading 50%, grade D, #571 of 1,632 statewide, top 36%, 2,391 students, 57% FRL).
• Market conditions: Rents rising (+2.3%/yr); 283 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $71k; list at $165k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.23% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-12,844
• Equity at exit: $24,587

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,240
• Equity at exit: $14,258

Cash invested: $46,172 (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 79912

• Rents YoY: 2.3%
• Active inventory: 283
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,031 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$433 /mo · $5,202/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $238

Break-even live

Break-even rent $1,730

Max offer price $164,900

Occupancy floor 83%

Sensitivity live

Price	-10% $331	-5% $284	+0% $238	+5% $191	+10% $144
Rent	-10% $77	-5% $157	+0% $238	+5% $318	+10% $398
Rate	-1.0pp $321	-0.5pp $279	base $238	+0.5pp $195	+1.0pp $151

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 S Balboa Rd El Paso, TX	4.0	2.0	2178	$2,100	$0.96	45d	1	0.55mi
356 Coral Hills Rd El Paso, TX	4.0	3.0	2641	$2,345	$0.89	4d	1	1.23mi
320 Barbaree Dr El Paso, TX	3.0	2.0	1958	$2,092	$1.07	4d	1	1.27mi

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   listed $164,900 Active
3. 2025-08-18
   historical
4. 2025-08-14
   listed $220,000 Active
5. 2011-08-19
   soldstatus
6. 2007-01-03
   soldstatus
7. 2000-04-06
   soldstatus
8. 1992-10-30
   soldstatus $71,000
9. 1980-09-01
   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: $5,202 · $433/mo
• Projected year-2 tax: $5,202 · $433/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 5 d/yr ≥99°F today · 18 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: $24,371
• − Mortgage interest: −$9,237
• − Property taxes: −$5,202
• − Insurance: −$824
• − Repairs & maintenance: −$1,950
• − Management: −$1,950
• − Depreciation: −$4,797
• Taxable income: $412
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,751/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): 78,819
• Household income: $72,943
• Rent vs Own: 47.0% rent · 53.0% own
• Severe rent burden: 3448.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 32% White 20% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 67% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Slovak 1% Italian 1%
• Foreign-born: 23% · Canada, China, South Korea
• Languages at home: 40% English-only · Spanish 55% Other Indo-European 1% Other Asian/Pacific 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: ▼ -138.17%
• Current HPI: 237.5824
• Rent YoY: ▲ 2.30%
• 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

+132.3% since first listed

9 events — show timeline

• 2026-04-30 Pending — GEPARMLS
• 2026-04-21 Listed $164,900 GEPARMLS
• 2025-08-18 Listing Removed — GEPARMLS
• 2025-08-14 Listed $220,000 GEPARMLS
• 2011-08-19 Sold (Public Records) — Public Records
• 2007-01-03 Sold (Public Records) — Public Records
• 2000-04-06 Sold (Public Records) — Public Records
• 1992-10-30 Sold (Public Records) $71,000 Public Records
• 1980-09-01 Sold (Public Records) — Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,202 · +12.0% YoY. Source: county tax records.