808 Talbot Ave · Canutillo, TX 79835

$249,900

4 bd · 1.0 ba · 2,224 sqft · SingleFamily public records · 169 Days on market

Built 1970 7,405 sqft lot ↓ 4% since listing

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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 +18.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious and versatile 4-bedroom, 2-bath home featuring two separate living areas and a thoughtfully designed split layout. The primary suite is completely separated from the main living space, offering privacy and flexibility, with an adjacent large area ideal for a home theater, in-home office, gym, or private retreat. Recent updates include all-new flooring and fresh interior paint, adding a modern touch and move-in ready appeal. The home offers a functional floor plan perfect for entertaining or multi-generational living. Enjoy two pergolas in the backyard, creating inviting outdoor spaces for relaxing or hosting guests. All appliances convey, and the property includes refrigerated air, providing added comfort and peace of mind. Conveniently located near I-10, with quick access to shopping, dining, and everyday amenities, and ideally situated between El Paso and New Mexico--perfect for commuters or those seeking central access to both areas.

Key facts

• Home theater
• Primary suite
• Gym

Tags

• TWO SEPARATE LIVING AREAS
• SPLIT LAYOUT
• PRIMARY SUITE
• HOME THEATER
• IN-HOME OFFICE
• GYM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (1.3% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,277 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Canutillo ISD (other): math 28% / reading 39% proficiency, ranked #542 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 169 days — a 12% lower offer ($220k) 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 $219,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 3.18×
• Total profit: $152,278
• Equity at exit: $225,130

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $435,760
• Equity at exit: $485,501

Cash invested: $69,972 (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 79835

• Home prices YoY: 7.3%
• Active inventory: 38
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,466 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$280 /mo · $3,359/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $254

Break-even live

Break-even rent $2,145

Max offer price $249,900

Occupancy floor 85%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 Playa Tronones Ave El Paso, TX	3.0	4.0	1693	$2,200	$1.30	43d	1	0.88mi
245 Malta St El Paso, TX	4.0	4.5	2608	$2,500	$0.96	3d	1	1.01mi
6564 Berringer St El Paso, TX	3.0	2.5	2062	$2,095	$1.02	23d	1	1.19mi
7517 Red Cedar Dr El Paso, TX	4.0	2.5	2043	$2,395	$1.17	43d	1	1.37mi
7437 Schweitz Ct El Paso, TX	4.0	3.5	2456	$2,500	$1.02	43d	1	1.47mi
398 Bentridge El Paso, TX	4.0	3.0	2338	$2,200	$0.94	23d	1	1.50mi
7428 Glacier Dr El Paso, TX	5.0	2.5	2453	$3,600	$1.47	3d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $249,900 Active 169 DOM
2. 2026-06-17
   days on market $249,900 Active 168 DOM
3. 2026-06-16
   days on market $249,900 Active 167 DOM
4. 2026-06-15
   days on market $249,900 Active 166 DOM
5. 2026-06-13
   days on market $249,900 Active 164 DOM
6. 2026-06-10
   days on market $249,900 Active 161 DOM
7. 2026-06-09
   days on market $249,900 Active 160 DOM
8. 2026-06-08
   days on market $249,900 Active 159 DOM
9. 2026-06-07
   days on market $249,900 Active 158 DOM
10. 2026-06-05
    days on market $249,900 Active 155 DOM
11. 2026-06-03
    days on market $249,900 Active 154 DOM
12. 2026-06-03
    days on market $249,900 Active 153 DOM
13. 2026-06-01
    days on market $249,900 Active 152 DOM
14. 2026-05-31
    days on market $249,900 Active 151 DOM
15. 2026-05-09
    price $249,900 968-char remark

    Show marketing remark (968 chars)

    Spacious and versatile 4-bedroom, 2-bath home featuring two separate living areas and a thoughtfully designed split layout. The primary suite is completely separated from the main living space, offering privacy and flexibility, with an adjacent large area ideal for a home theater, in-home office, gym, or private retreat. Recent updates include all-new flooring and fresh interior paint, adding a modern touch and move-in ready appeal. The home offers a functional floor plan perfect for entertaining or multi-generational living. Enjoy two pergolas in the backyard, creating inviting outdoor spaces for relaxing or hosting guests. All appliances convey, and the property includes refrigerated air, providing added comfort and peace of mind. Conveniently located near I-10, with quick access to shopping, dining, and everyday amenities, and ideally situated between El Paso and New Mexico--perfect for commuters or those seeking central access to both areas.

16. 2025-12-29
    listed $260,000 Active 968-char remark

    Show marketing remark (968 chars)

    Spacious and versatile 4-bedroom, 2-bath home featuring two separate living areas and a thoughtfully designed split layout. The primary suite is completely separated from the main living space, offering privacy and flexibility, with an adjacent large area ideal for a home theater, in-home office, gym, or private retreat. Recent updates include all-new flooring and fresh interior paint, adding a modern touch and move-in ready appeal. The home offers a functional floor plan perfect for entertaining or multi-generational living. Enjoy two pergolas in the backyard, creating inviting outdoor spaces for relaxing or hosting guests. All appliances convey, and the property includes refrigerated air, providing added comfort and peace of mind. Conveniently located near I-10, with quick access to shopping, dining, and everyday amenities, and ideally situated between El Paso and New Mexico--perfect for commuters or those seeking central access to both areas.

17. 1996-09-11
    soldstatus
18. 1996-09-11
    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: $3,359 · $280/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$1,214/yr (+$101/mo · 36.2%)

ⓘ 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 7 d/yr ≥99°F today · 25 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: $29,593
• − Mortgage interest: −$13,998
• − Property taxes: −$3,359
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,367
• − Management: −$2,367
• − Depreciation: −$7,270
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $3,289/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: Canutillo ISD
• NCES district ID: 4812780
• Math proficiency: 28% ▼ -23.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $48,327
• Composite: 28.91/100
• National rank: #6636
• State rank: #542 of 826 in TX

Livability — Canutillo

• Score: 57/100
• State rank: #1277
• US rank: #22193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canutillo, TX
• Population (ZIP): 12,289

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 25% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Serbian 2%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 23% English-only · Spanish 76% Vietnamese 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: ▲ 13.05%
• Current HPI: 191.76
• 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

-3.9% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $249,900 GEPARMLS
• 2025-12-29 Listed $260,000 GEPARMLS
• 1996-09-11 Sold (Public Records) — Public Records
• 1996-09-11 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,359 · +13.1% YoY. Source: county tax records.