1345 Jasmine Ln Unit A & B · San Elizario, TX 79849

$294,950

None bd · None ba · 1,170 sqft · Condo · 16 Days on market

Built 2008 Fair condition

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Why this score? — see what drove the F 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).

• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Excellent investment opportunity in the growing El Paso, Texas market! These well-maintained duplexes feature spacious 3-bedroom, 2-bathroom units located in a quiet and desirable neighborhood. With ample parking, attractive layouts, and strong rental potential, this property is priced to sell and offers immediate income-producing opportunities for investors or owner-occupants alike. Don't miss the chance to own a solid investment in one of El Paso's thriving areas. '

Key facts

• Ample parking
• 0.5 acre lot
• Built 2008

Tags

• WELL-MAINTAINED DUPLEXES
• AMPLE PARKING
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Lot approximately 0.5 acre

Exterior

• Parking: At least 2 spaces per unit
• Home design: Duplex; Two total units
• Construction: Building area approximately 1,170; Stucco construction
• Exterior features: Membrane roof; Rolled/hot mop roof; Stucco exterior

Interior

• Kitchen: Refrigerator; Range hood; Free-standing gas oven
• Heating & cooling: Forced air heating; Refrigerated cooling
• Interior features: Washer hookup available; Refrigerator included; Range hood; Free-standing gas oven
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a condo listed at $295k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2k ($-24k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,322 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• San Elizario ISD (suburban): math 16% / reading 25% proficiency, ranked #783 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (5.2% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,525 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.00% ✗
• Cap rate: -2.00%
• Cash-on-cash: -29.62%
• DSCR: -0.32
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.29×
• Total profit: $-59,014
• Equity at exit: $170,151

10-year hold

• IRR: -4.0%
• Equity multiple: 0.18×
• Total profit: $-67,401
• Equity at exit: $296,174

Cash invested: $82,586 (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 79849

• Home prices YoY: 2.3%
• Active inventory: 31

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-2,038

Break-even live

Break-even rent $2,580

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,834	-5% $-1,936	+0% $-2,038	+5% $-2,140	+10% $-2,242
Rent	-10% $-2,038	-5% $-2,038	+0% $-2,038	+5% $-2,038	+10% $-2,038
Rate	-1.0pp $-1,890	-0.5pp $-1,963	base $-2,038	+0.5pp $-2,115	+1.0pp $-2,193

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: $73,738
• Closing costs: $8,848
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-18
   days on market $294,950 Active 16 DOM
2. 2026-06-17
   days on market $294,950 Active 15 DOM
3. 2026-06-16
   days on market $294,950 Active 14 DOM
4. 2026-06-15
   days on market $294,950 Active 13 DOM
5. 2026-06-13
   days on market $294,950 Active 11 DOM
6. 2026-06-10
   days on market $294,950 Active 8 DOM
7. 2026-06-09
   days on market $294,950 Active 7 DOM
8. 2026-06-08
   days on market $294,950 Active 6 DOM
9. 2026-06-07
   days on market $294,950 Active 5 DOM
10. 2026-06-03
    remarks 472-char remark
11. 2026-06-03
    listed $294,950 Active 1 DOM

ⓘ 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 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 · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$16,522
• − Property taxes: −$4,424
• − Insurance: −$1,475
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$8,580
• Taxable loss: −$31,001
• Est. tax savings @ 24.0%: +$7,440
• After-tax cash flow: $-17,020/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 · 13 photos

Fair 45/100 Moderate rehab

The property is in fair condition with some minor repairs and maintenance needed. Upgrading the exterior paint, kitchen cabinets, and bathroom fixtures can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Worn edges and slight discoloration on some cabinets.
• Minor Bathroom fixtures — Some fixtures show signs of wear and tear.

Value-add opportunities

• Resale Paint exterior walls — Fresh paint can significantly improve the curb appeal and overall look of the property.
• Resale Replace worn kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal.
• Resale Upgrade bathroom fixtures — Modern fixtures can make bathrooms more functional and attractive.
• Both Landscaping and curb appeal — A well-maintained yard and landscaping can increase both the resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn edges and slight discoloration on some cabinets.	Minor	$500–3,000
Bathroom fixtures · Some fixtures show signs of wear and tear.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint exterior walls — Fresh paint can significantly improve the curb appeal and overall look of the property. ↑
• Resale Replace worn kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal. ↑
• Resale Upgrade bathroom fixtures — Modern fixtures can make bathrooms more functional and attractive. ↑
• Both Landscaping and curb appeal — A well-maintained yard and landscaping can increase both the resale and rental 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: San Elizario ISD
• NCES district ID: 4838850
• Math proficiency: 16% ▼ -32.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $27,590
• Composite: 16.15/100
• National rank: #9231
• State rank: #783 of 826 in TX

Livability — San Elizario

• Score: 56/100
• State rank: #1322
• US rank: #22789

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,582
• Population (ZIP): 13,582

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 55% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 11% English-only · Spanish 89%

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: ▲ 5.17%
• Current HPI: 227.9391
• Rent YoY: —
• Metro: —
• 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

• 2026-06-02 Listed $294,950 GEPARMLS