12319 O'connor Dr · El Paso, TX 79934

$200,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 131 Days on market

Built 1989 0.61 ac 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your opportunity to own a spacious double-wide manufactured home situated on three combined lots zoned farm and ranch, offering exceptional space, privacy, and versatility in a rapidly improving neighborhood. This home provides ample living space with an open floor plan perfect for comfortable everyday living and entertaining. What truly sets this property apart is the land -- three lots! This gives you room to breathe, garden, park multiple vehicles, or pursue homesteading without feeling crowded. Included are several storage sheds adding tremendous practical value and eliminating the need for off-site storage. Great Location, the property sits directly across from new construction homes and beautiful community parks. This means you're in an area experiencing fresh growth and investment! Whether you're looking for a primary residence with elbow room, a place to build equity as the area develops or home ownership with room to expand.

Key facts

• Open floor plan
• Three combined lots
• Community parks

Tags

• DOUBLE-WIDE MANUFACTURED HOME
• THREE COMBINED LOTS
• OPEN FLOOR PLAN
• SEVERAL STORAGE SHEDS
• COMMUNITY PARKS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (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+.
• 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.
• Zoned schools: Desertaire El (math 29% / reading 34%, grade F, #2,396 of 4,322 statewide, top 56%, 589 students, 82% FRL); Parkland Pre-Engineering Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 1,166 students, 83% FRL); Parkland H S (math 29% / reading 42%, grade F, #941 of 1,632 statewide, top 58%, 1,674 students, 71% FRL).
• Market conditions: Rents rising (+1.4%/yr); 296 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 34% of the median local income ($78k/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 $6k 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 131 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,055
• Equity at exit: $29,821

10-year hold

• IRR: 7.0%
• Equity multiple: 1.49×
• Total profit: $27,433
• Equity at exit: $17,292

Cash invested: $56,000 (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 79934

• Home prices YoY: -13.1%
• Rents YoY: 1.4%
• Active inventory: 296
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $534

Break-even live

Break-even rent $1,547

Max offer price $200,000

Occupancy floor 71%

Sensitivity live

Price	-10% $647	-5% $591	+0% $534	+5% $478	+10% $421
Rent	-10% $359	-5% $446	+0% $534	+5% $622	+10% $710
Rate	-1.0pp $635	-0.5pp $585	base $534	+0.5pp $482	+1.0pp $430

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12329 Jack Vowell Way El Paso, TX	4.0	2.0	1708	$2,200	$1.29	4d	1	0.01mi
12316 Anson Mills Way El Paso, TX	3.0	2.0	1465	$2,200	$1.50	45d	1	0.09mi
7480 Rio Rimac Dr El Paso, TX	4.0	2.0	1455	$2,000	$1.37	45d	1	0.26mi
12433 Polo Norte Dr El Paso, TX	3.0	2.0	1583	$1,950	$1.23	45d	1	0.35mi
12433 Polo Norte Dr El Paso, TX	3.0	2.0	1585	$1,950	$1.23	20d	1	0.35mi
7244 Long Meadow Dr El Paso, TX	3.0	2.0	1441	$1,550	$1.08	20d	1	0.90mi
11961 Mesquite Miel Dr El Paso, TX	4.0	2.5	2328	$1,950	$0.84	4d	1	1.02mi
7133 Mesquite Tree Ln El Paso, TX	3.0	2.0	1886	$1,895	$1.00	4d	1	1.20mi
12185 Copper Valley Ln El Paso, TX	4.0	2.5	2024	$2,250	$1.11	25d	1	1.29mi
12185 Copper Valley Ln El Paso, TX	4.0	2.5	2024	$2,250	$1.11	4d	1	1.29mi
7041 Falling Leaf Cir El Paso, TX	4.0	2.5	1974	$1,950	$0.99	13d	1	1.36mi
7041 Falling Leaf Cir El Paso, TX	4.0	2.5	1975	$1,950	$0.99	16d	1	1.36mi

Listing history 19 events

1. 2026-06-22
   days on market $200,000 Active 131 DOM
2. 2026-06-18
   days on market $200,000 Active 128 DOM
3. 2026-06-17
   days on market $200,000 Active 127 DOM
4. 2026-06-16
   days on market $200,000 Active 126 DOM
5. 2026-06-15
   days on market $200,000 Active 125 DOM
6. 2026-06-13
   days on market $200,000 Active 123 DOM
7. 2026-06-10
   days on market $200,000 Active 120 DOM
8. 2026-06-09
   days on market $200,000 Active 119 DOM
9. 2026-06-08
   days on market $200,000 Active 118 DOM
10. 2026-06-07
    days on market $200,000 Active 117 DOM
11. 2026-06-05
    days on market $200,000 Active 114 DOM
12. 2026-06-03
    days on market $200,000 Active 113 DOM
13. 2026-06-03
    days on market $200,000 Active 112 DOM
14. 2026-06-01
    days on market $200,000 Active 111 DOM
15. 2026-05-31
    days on market $200,000 Active 110 DOM
16. 2026-05-15
    status Active 968-char remark

    Show marketing remark (968 chars)

    Welcome to your opportunity to own a spacious double-wide manufactured home situated on three combined lots zoned farm and ranch, offering exceptional space, privacy, and versatility in a rapidly improving neighborhood. This home provides ample living space with an open floor plan perfect for comfortable everyday living and entertaining. What truly sets this property apart is the land -- three lots! This gives you room to breathe, garden, park multiple vehicles, or pursue homesteading without feeling crowded. Included are several storage sheds adding tremendous practical value and eliminating the need for off-site storage. Great Location, the property sits directly across from new construction homes and beautiful community parks. This means you're in an area experiencing fresh growth and investment! Whether you're looking for a primary residence with elbow room, a place to build equity as the area develops or home ownership with room to expand.

17. 2026-03-25
    historical Active Under Contract 968-char remark

    Show marketing remark (968 chars)

    Welcome to your opportunity to own a spacious double-wide manufactured home situated on three combined lots zoned farm and ranch, offering exceptional space, privacy, and versatility in a rapidly improving neighborhood. This home provides ample living space with an open floor plan perfect for comfortable everyday living and entertaining. What truly sets this property apart is the land -- three lots! This gives you room to breathe, garden, park multiple vehicles, or pursue homesteading without feeling crowded. Included are several storage sheds adding tremendous practical value and eliminating the need for off-site storage. Great Location, the property sits directly across from new construction homes and beautiful community parks. This means you're in an area experiencing fresh growth and investment! Whether you're looking for a primary residence with elbow room, a place to build equity as the area develops or home ownership with room to expand.

18. 2026-02-10
    listed $200,000 Active 968-char remark

    Show marketing remark (968 chars)

    Welcome to your opportunity to own a spacious double-wide manufactured home situated on three combined lots zoned farm and ranch, offering exceptional space, privacy, and versatility in a rapidly improving neighborhood. This home provides ample living space with an open floor plan perfect for comfortable everyday living and entertaining. What truly sets this property apart is the land -- three lots! This gives you room to breathe, garden, park multiple vehicles, or pursue homesteading without feeling crowded. Included are several storage sheds adding tremendous practical value and eliminating the need for off-site storage. Great Location, the property sits directly across from new construction homes and beautiful community parks. This means you're in an area experiencing fresh growth and investment! Whether you're looking for a primary residence with elbow room, a place to build equity as the area develops or home ownership with room to expand.

19. 1979-02-01
    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: $1,077 · $90/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$2,583/yr (+$215/mo · 239.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,676
• − Mortgage interest: −$11,203
• − Property taxes: −$1,077
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − Depreciation: −$5,818
• Taxable income: $3,310
• Est. tax owed @ 24.0%: −$794
• After-tax cash flow: $5,617/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: 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): 28,861
• Household income: $77,754
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 795.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 34% White 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 57% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 15% · Canada, South Korea, Vietnam
• Languages at home: 54% English-only · Spanish 42% Korean 1% French/Haitian/Cajun 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: ▼ -34.63%
• Current HPI: 229.688
• Rent YoY: ▲ 1.36%
• 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

4 events — show timeline

• 2026-05-15 Relisted — GEPARMLS
• 2026-03-25 Contingent — GEPARMLS
• 2026-02-10 Listed $200,000 GEPARMLS
• 1979-02-01 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,077 · +10.7% YoY. Source: county tax records.