10166 Matador St · El Paso, TX 79924

$114,999

4 bd · 2.0 ba · 928 sqft · Other public records · 15 Days on market

Built 1987 4,317 sqft 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent value on this duplex in a well-established neighborhood! Priced to sell, this property offers a great opportunity for investors or owner-occupants seeking affordability and versatility. This unit features 2 bedrooms and 2 bathrooms, with functional layouts including living/dining combo, walk-in closets, and utility room. Tall cathedral ceilings enhance the space, creating a brighter, more open feel throughout. Situated on a cul-de-sac, the location provides added privacy and reduced through traffic. The property is on an oversized lot and includes a walled backyard. It is conveniently located near schools, shopping, and major roadways. This duplex offers solid potential. Informati

Key facts

• Utility room
• Walk-in closets
• Living dining combo

Tags

• LIVING DINING COMBO
• WALK-IN CLOSETS
• UTILITY ROOM
• TALL CATHEDRAL CEILINGS
• CUL-DE-SAC
• WALLED BACKYARD

Property features AI

Finance

• Financial info: Property currently in foreclosure

Exterior

• Home design: Duplex; Single-story; Pitched shingle roof
• Construction: Brick construction; Built with foundation consistent with single-story duplex
• Exterior features: Walled backyard with back yard access; Fenced backyard; Covered and open patio/porch areas

Interior

• Kitchen: Free-standing gas oven; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Evaporative cooling
• Interior features: Ceiling fans; Living room / dining room combo; Drapes; One fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% 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.
• Market conditions: Rents rising fast (+4.5%/yr); 241 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• This rent runs 33% of the median local income ($57k/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 $795 of loan paydown is wiped out by about $3k 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 + 4.5% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $115k implies a 237% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,274 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.34% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.5% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,693
• Equity at exit: $17,147

10-year hold

• IRR: 13.4%
• Equity multiple: 2.15×
• Total profit: $37,064
• Equity at exit: $9,943

Cash invested: $32,200 (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 79924

• Home prices YoY: -13.2%
• Rents YoY: 4.5%
• Active inventory: 241
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,546 high
• Mortgage (P&I): −$603
• Tax from tax record: −$274 /mo · $3,288/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $296

Break-even live

Break-even rent $1,171

Max offer price $114,999

Occupancy floor 76%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10202 Niagara Falls Pl El Paso, TX	3.0	1.5	1077	$1,295	$1.20	44d	1	0.15mi
5741 Arrowhead Dr El Paso, TX	3.0	2.0	1080	$1,175	$1.09	44d	1	0.43mi
5732 Arrowhead Dr El Paso, TX	3.0	1.0	957	$1,175	$1.23	44d	1	0.43mi
5140 Tropicana Ave El Paso, TX	3.0	1.0	998	$1,050	$1.05	3d	1	1.13mi
5140 Tropicana Ave El Paso, TX	3.0	1.0	998	$1,100	$1.10	12d	1	1.13mi
10800 McCombs St El Paso, TX	1.0–3.0	1.0–2.5	1067	$1,970	$1.85	2d	12	1.44mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	44d	1	1.45mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	14d	1	1.45mi
10037 Oakwood Dr El Paso, TX	3.0	1.5	1039	$1,200	$1.15	44d	1	1.50mi

Listing history 4 events

1. 2026-05-11
   listed $129,999 Active 737-char remark
2. 2016-05-04
   historical
3. 2016-04-06
   listed $69,900 Active
4. 1987-09-16
   soldstatus $34,150

ⓘ 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: $3,288 · $274/mo
• Projected year-2 tax: $3,288 · $274/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 23 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: $18,548
• − Mortgage interest: −$6,442
• − Property taxes: −$3,288
• − Insurance: −$575
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$3,345
• Taxable income: $1,930
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,090/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): 60,364
• Household income: $56,976
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1903.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 35% White 16% Black 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 66% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 42% English-only · Spanish 56% German/W. Germanic 1% Korean 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: ▼ -40.46%
• Current HPI: 265.8729
• Rent YoY: ▲ 4.50%
• 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

+236.7% since first listed

6 events — show timeline

• 2026-05-27 Pending — GEPARMLS
• 2026-05-19 Price Changed $114,999 GEPARMLS
• 2026-05-11 Listed $129,999 GEPARMLS
• 2016-05-04 Listing Removed — GEPARMLS
• 2016-04-06 Listed $69,900 GEPARMLS
• 1987-09-16 Sold (Public Records) $34,150 Public Records

Property tax history

+7.2%/yr

Latest (2025): $3,288 · +20.7% YoY. Source: county tax records.