11513 Doris Rd · Socorro, TX 79927

$199,000

3 bd · 1.0 ba · 1,691 sqft · SingleFamily public records · 86 Days on market

Built 1987 6,250 sqft lot ↓ 10% 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 +12.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming and versatile home located at 11513 Doris Rd in the heart of Socorro, TX! 🏡✨ Featuring 3 bedrooms and 2 bathrooms, this well-designed property offers two spacious living areas, perfect for entertaining, relaxing, or creating a home office or flex space. The layout provides comfort and functionality with plenty of room for everyday living. Step outside to a generously sized yard featuring mature fruit trees, adding both beauty and the opportunity to enjoy homegrown produce right from your own backyard 🍊🌳--perfect for relaxing or hosting gatherings. Conveniently located near schools, parks, and easy access to major roads, this home is ideal for both first-time bu

Key facts

• 6,250 sq ft lot
• Garage
• Built 1987

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-44 ($-524/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (15.3% below list).
• Recommended offer: $169k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#830 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Campestre El (math 17% / reading 27%, grade F, #3,333 of 4,322 statewide, top 80%, 495 students, 91% FRL); Socorro Middle (math 14% / reading 27%, grade F, #1,407 of 1,662 statewide, top 86%, 540 students, 92% FRL); Socorro H S (math 13% / reading 35%, grade F, #1,333 of 1,632 statewide, top 82%, 2,484 students, 87% FRL) — zoned schools average 90% FRL vs 66% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.3%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 38% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 86 days — a 6% lower offer ($187k) 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 $168,634 (15.3% 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 86 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.76×
• Total profit: $-13,166
• Equity at exit: $48,671

10-year hold

• IRR: 3.3%
• Equity multiple: 1.34×
• Total profit: $18,979
• Equity at exit: $51,650

Cash invested: $55,720 (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 79927

• Home prices YoY: -0.4%
• Rents YoY: 5.3%
• Active inventory: 218
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-44

Break-even live

Break-even rent $1,742

Max offer price $191,292

Occupancy floor 98%

Sensitivity live

Price	-10% $69	-5% $13	+0% $-44	+5% $-100	+10% $-156
Rent	-10% $-177	-5% $-110	+0% $-44	+5% $23	+10% $90
Rate	-1.0pp $57	-0.5pp $7	base $-44	+0.5pp $-95	+1.0pp $-148

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11673 Flor Celosia Dr El Paso, TX	3.0	2.0	1128	$1,450	$1.29	25d	1	0.55mi
228 Flor Azucena Dr Socorro, TX	3.0	2.0	1767	$1,695	$0.96	4d	1	0.58mi
11841 Socorro Rd San Elizario, TX	3.0	1.5	1140	$1,500	$1.32	45d	1	0.85mi

Listing history 19 events

1. 2026-06-18
   status $199,000 Pending 86 DOM
2. 2026-06-18
   days on market $199,000 Active 86 DOM
3. 2026-06-17
   days on market $199,000 Active 85 DOM
4. 2026-06-16
   days on market $199,000 Active 84 DOM
5. 2026-06-15
   days on market $199,000 Active 83 DOM
6. 2026-06-13
   days on market $199,000 Active 81 DOM
7. 2026-06-10
   days on market $199,000 Active 78 DOM
8. 2026-06-09
   days on market $199,000 Active 77 DOM
9. 2026-06-08
   days on market $199,000 Active 76 DOM
10. 2026-06-07
    days on market $199,000 Active 75 DOM
11. 2026-06-05
    days on market $199,000 Active 72 DOM
12. 2026-06-03
    days on market $199,000 Active 71 DOM
13. 2026-06-03
    days on market $199,000 Active 70 DOM
14. 2026-06-01
    days on market $199,000 Active 69 DOM
15. 2026-05-31
    days on market $199,000 Active 68 DOM
16. 2026-05-19
    price $199,000
17. 2026-04-29
    price $215,000
18. 2026-03-24
    listed $220,000 Active
19. 2025-09-24
    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: $2,992 · $249/mo
• Projected year-2 tax: $3,642 · $303/mo
• Expected delta: +$650/yr (+$54/mo · 21.7%)

ⓘ 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 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: $20,236
• − Mortgage interest: −$11,147
• − Property taxes: −$2,992
• − Insurance: −$995
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$5,789
• Taxable loss: −$3,925
• Est. tax savings @ 24.0%: +$942
• After-tax cash flow: $418/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: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 of 826 in TX

Livability — Socorro

• Score: 63/100
• State rank: #830
• US rank: #14960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Socorro, TX
• County: El Paso County · 761,266 people
• City population: 44,444
• Metro: El Paso, TX
• Population (ZIP): 44,444
• Household income: $53,652
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 732.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 2% White 2%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 34% · Canada
• Languages at home: 16% English-only · Spanish 84%

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: ▼ -0.93%
• Current HPI: 239.646
• Rent YoY: ▲ 5.29%
• 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

-9.5% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $199,000 GEPARMLS
• 2026-04-29 Price Changed $215,000 GEPARMLS
• 2026-03-24 Listed $220,000 GEPARMLS
• 2025-09-24 Sold (Public Records) — Public Records

Property tax history

+2.9%/yr

Latest (2025): $2,992 · +7.9% YoY. Source: county tax records.