11059 Dandelion Way · El Paso, TX 79936

$139,000

3 bd · 2.0 ba · 1,112 sqft · MultiFamily public records · 3 Days on market

Built 1999 3,718 sqft lot $15/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Affordable and inviting 3 bedroom 2 bath home, with a low maintenance yard where you'll find the perfect place to to enjoy a quiet morning or unwind at the end of the day. Situated on a cup-de-sac with easy access to Montana Ave, Global Reach & Loop 375, near dining and entertainment. Great opportunity for buyers looking for a starter home or investment t property. Schedule your appointment to visit today!

Key facts

• 3,718 sq ft lot
• Built 1999
• Listed 3 days

Property features AI

Finance

• HOA & community: HOA: Dana Properties; HOA fee $45 quarterly; HOA covers common area and front landscape

Exterior

• Utilities: Community sewer
• Home design: Duplex
• Construction: Brick construction; Pitched roof
• Exterior features: Walled backyard with back yard access; Fenced yard

Interior

• Kitchen: Free-standing gas oven
• Bedrooms: Master bedroom is on the upper level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas central heating; Evaporative cooling
• Interior features: Ceiling fans; Living/dining combo; Master bedroom upstairs; No window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $139k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $139k).

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: J M Hanks H S (math 28% / reading 48%, grade F, #880 of 1,632 statewide, top 54%, 1,454 students, 64% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 228 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $2,627/mo this rent would consume 47% of the median local household income ($67k/yr) (locally 2856% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $139,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 15.47%
• Cash-on-cash: 32.79%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.10×
• Total profit: $42,766
• Equity at exit: $20,725

10-year hold

• IRR: 33.8%
• Equity multiple: 3.95×
• Total profit: $114,628
• Equity at exit: $12,018

Cash invested: $38,920 (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 79936

• Home prices YoY: -25.9%
• Rents YoY: 2.0%
• Active inventory: 228
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,627 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$58
• HOA: −$15
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $1,063

Break-even live

Break-even rent $1,281

Max offer price $139,000

Occupancy floor 55%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,626
Total (2 units)			$2,627

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3558 E Glen Dr Unit B El Paso, TX	3.0	2.0	1350	$1,250	$0.93	21d	1	0.23mi
11040 Sunshine Ct #1 El Paso, TX	3.0	1.0	901	$1,250	$1.39	21d	1	0.24mi
3425 E Glen Dr El Paso, TX	3.0	2.0	1173	$1,495	$1.27	43d	1	0.59mi
3329 Running Deer Dr El Paso, TX	4.0	2.0	1410	$1,575	$1.12	14d	1	0.84mi
10805 Hitchcock Ave El Paso, TX	4.0	2.0	1472	$1,750	$1.19	11d	1	0.94mi
3104 Wayside St Unit D El Paso, TX	2.0	2.0	1400	$1,400	$1.00	43d	1	1.10mi
3541 Peerless Pl El Paso, TX	1.0–2.0	1.0–2.0	712	$1,050	$1.47	14d	1	1.13mi
3028 E Glen Dr Unit A El Paso, TX	2.0	1.0	949	$895	$0.94	43d	1	1.15mi
11409 Chickasaw Dr El Paso, TX	3.0	2.0	1014	$1,800	$1.78	10d	1	1.15mi
3022 E Glen Dr Unit A El Paso, TX	2.0	1.0	949	$895	$0.94	43d	1	1.16mi
3006 E Glen Dr Unit 3006 El Paso, TX	2.0	1.0	968	$1,200	$1.24	2d	1	1.18mi
2918 E Glen Dr Unit B El Paso, TX	3.0	2.0	1376	$1,450	$1.05	2d	1	1.21mi
2905 Beachcomber Dr Unit A El Paso, TX	2.0	1.0	900	$1,350	$1.50	11d	1	1.22mi
2905 Beachcomber Dr Unit B El Paso, TX	2.0	1.0	900	$1,275	$1.42	2d	1	1.22mi
2901 Beachcomber Dr Unit B El Paso, TX	2.0	2.0	1098	$1,095	$1.00	11d	1	1.23mi
10605 Kinross Ave Unit B El Paso, TX	2.0	1.5	940	$995	$1.06	23d	1	1.23mi
10555 Kinross Ave El Paso, TX	3.0	2.0	1231	$1,350	$1.10	11d	1	1.27mi
2917 E Glen Dr Unit B El Paso, TX	2.0	1.0	724	$965	$1.33	2d	1	1.27mi
2807 Beachcomber Dr El Paso, TX	3.0	2.0	1396	$1,500	$1.07	43d	1	1.31mi
11275 Pebble Hills Blvd El Paso, TX	2.0	1.5	1080	$1,150	$1.06	14d	1	1.33mi
3228 Isla Cocoa Ln El Paso, TX	2.0	2.0	962	$1,300	$1.35	43d	1	1.33mi
3225 Isla Banderas Way El Paso, TX	2.0	2.0	1458	$1,295	$0.89	14d	1	1.34mi
3225 Isla Banderas Way El Paso, TX	2.0	2.0	1458	$1,295	$0.89	23d	1	1.34mi
11128 Wharf Cove Dr El Paso, TX	4.0	2.0	1310	$1,700	$1.30	43d	1	1.36mi
11242 Wharf Cove Dr Unit A El Paso, TX	2.0	1.0	900	$1,250	$1.39	43d	1	1.39mi
11224 Wharf Cove Dr Unit A El Paso, TX	2.0	1.0	841	$1,100	$1.31	19d	1	1.42mi
3208 Isla Morada Dr El Paso, TX	3.0	2.0	1458	$1,500	$1.03	11d	1	1.43mi
11280 Pebble Hills Blvd El Paso, TX	1.0–2.0	1.0–2.0	785	$1,205	$1.54	2d	2	1.44mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 4 events

1. 2026-06-18
   days on market $139,000 Active 3 DOM
2. 2026-06-17
   days on market $139,000 Active 2 DOM
3. 2026-06-16
   remarks 411-char remark
4. 2026-06-16
   listed $139,000 Active 1 DOM

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,544 · $212/mo
• Expected delta: +$23/yr (+$2/mo · 0.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $31,524
• − Mortgage interest: −$7,786
• − Property taxes: −$2,520
• − Insurance: −$695
• − Repairs & maintenance: −$2,522
• − Management: −$2,522
• − HOA: −$180
• − Depreciation: −$4,044
• Taxable income: $11,255
• Est. tax owed @ 24.0%: −$2,701
• After-tax cash flow: $10,060/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): 102,991
• Household income: $67,198
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 2856.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 40% White 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 82% Puerto Rican 1%
• Foreign-born: 20% · Canada
• Languages at home: 32% English-only · Spanish 66%

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: ▼ -86.55%
• Current HPI: 247.851
• Rent YoY: ▲ 2.04%
• 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

2 events — show timeline

• 2026-06-15 Listed $139,000 GEPARMLS
• 2026-05-07 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,520 · +10.7% YoY. Source: county tax records.