10756 Fort Worth St · El Paso, TX 79924

$135,000

4 bd · 2.0 ba · 1,503 sqft · SingleFamily public records · 8 Days on market

Built 1977 6,500 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 +23.4/30.0
• 1% rule +8.2/10.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to bring your vision to life! This fixer-upper is full of potential and ready for a complete remodel. This property can truly shine. Featuring a converted garage that serves as a 4th bedroom, the layout offers flexibility for growing families. Ideal as a starter home for buyers looking to customize their space or for investors seeking their next project. Don't miss the chance to transform this property into something special!

Key facts

• Converted garage
• 6,500 sq ft lot
• Garage

Tags

• CONVERTED GARAGE
• CUSTOMIZE THEIR SPACE
• INVESTORS SEEKING PROJECT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

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+.
• El Paso ISD (urban): math 27% / reading 37% proficiency, ranked #591 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dr Joseph Torres El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 604 students, 85% FRL); Charles Middle (math 25% / reading 34%, grade F, #1,077 of 1,662 statewide, top 66%, 450 students, 84% FRL); Andress H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 1,530 students, 83% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 241 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($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 $933 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 + 4.5% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $135k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price.
• Climate carrying-cost: extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 6.3

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: 0.92×
• Total profit: $-3,012
• Equity at exit: $20,129

10-year hold

• IRR: 9.5%
• Equity multiple: 1.80×
• Total profit: $30,184
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$708
• Tax from tax record: −$396 /mo · $4,756/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $251

Break-even live

Break-even rent $1,469

Max offer price $135,000

Occupancy floor 81%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5012 Salem Dr El Paso, TX	3.0	2.0	1306	$1,850	$1.42	23d	1	0.41mi
10521 Gala Pl El Paso, TX	3.0	2.0	1346	$1,485	$1.10	43d	1	0.44mi
10840 Acoma St El Paso, TX	4.0	3.0	2156	$2,500	$1.16	14d	1	0.44mi
10720 McAllen Pl El Paso, TX	3.0	2.0	1134	$1,500	$1.32	23d	1	0.52mi
10899 Northview Dr El Paso, TX	3.0	2.0	1532	$1,500	$0.98	23d	1	0.56mi
10983 Duke Snider Cir El Paso, TX	4.0	2.0	1760	$1,850	$1.05	43d	1	0.56mi
10909 Northview Dr El Paso, TX	4.0	2.0	1473	$1,850	$1.26	14d	1	0.58mi
10948 Casey Stengel Pl El Paso, TX	3.0	2.0	1304	$1,625	$1.25	43d	1	0.59mi
10902 Yogi Berra Dr El Paso, TX	3.0	2.0	1167	$1,300	$1.11	23d	1	0.63mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	43d	1	0.67mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	14d	1	0.67mi
4713 Harvest Ln El Paso, TX	3.0	2.0	1220	$1,475	$1.21	23d	1	0.70mi
10429 Persephone Dr El Paso, TX	4.0	2.0	1238	$1,790	$1.45	3d	1	0.70mi
10901 Joe Dimaggio Cir El Paso, TX	4.0	2.0	1400	$1,750	$1.25	21d	1	0.73mi
10565 Murphy St El Paso, TX	3.0	2.0	1914	$2,000	$1.04	14d	1	0.80mi
4924 Gold Ranch Ave El Paso, TX	4.0	2.5	2035	$2,000	$0.98	14d	1	0.87mi
5640 Rick Husband Dr El Paso, TX	3.0	2.0	1500	$1,595	$1.06	43d	1	0.99mi
11205 Whitey Ford St El Paso, TX	3.0	2.0	1286	$1,450	$1.13	14d	1	0.99mi
5652 Rick Husband Dr El Paso, TX	3.0	2.0	1160	$1,500	$1.29	23d	1	1.02mi
5661 Michael P Anderson Ln El Paso, TX	3.0	2.0	1530	$1,500	$0.98	19d	1	1.02mi
11051 Rockdale St El Paso, TX	3.0	2.0	1337	$1,895	$1.42	23d	1	1.09mi
10800 McCombs St El Paso, TX	1.0–3.0	1.0–2.5	1067	$1,970	$1.85	2d	12	1.12mi
5784 Rick Husband Dr El Paso, TX	3.0	2.0	1242	$1,550	$1.25	23d	1	1.19mi
4600 Loma del Rey Cir El Paso, TX	3.0–4.0	2.0	1497	$5,762	$3.85	2d	1	1.21mi
5845 Wrangler Dr El Paso, TX	3.0	1.5	1196	$1,550	$1.30	23d	1	1.24mi
11201 Redstone Peak Pl El Paso, TX	3.0	2.0	1553	$1,850	$1.19	43d	1	1.24mi
5980 Redstone Rim Dr El Paso, TX	3.0	3.0	1665	$1,795	$1.08	2d	1	1.25mi
11013 Thatcher Pond Ln El Paso, TX	3.0	2.5	1432	$1,550	$1.08	43d	1	1.31mi
10345 Biscaine St El Paso, TX	4.0	2.0	1778	$1,675	$0.94	23d	1	1.31mi
10344 Redwood St El Paso, TX	3.0	2.0	1179	$1,275	$1.08	23d	1	1.32mi
11309 Loma Linda Cir El Paso, TX	4.0	3.0	1578	$1,850	$1.17	43d	1	1.38mi
10288 Lakeview Dr El Paso, TX	4.0	2.0	2000	$1,925	$0.96	43d	1	1.39mi
5741 Arrowhead Dr El Paso, TX	3.0	2.0	1080	$1,175	$1.09	43d	1	1.48mi

Listing history 4 events

1. 2026-04-27
   status Pending
2. 2026-04-17
   listed $135,000 Active
3. 1981-03-01
   soldstatus $53,600
4. 1978-03-04
   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: $4,756 · $396/mo
• Projected year-2 tax: $4,756 · $396/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 · 27 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: $21,435
• − Mortgage interest: −$7,562
• − Property taxes: −$4,756
• − Insurance: −$675
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$3,927
• Taxable income: $1,085
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,747/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: El Paso ISD
• NCES district ID: 4818300
• Math proficiency: 27% ▼ -24.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $38,704
• Composite: 26.75/100
• National rank: #7138
• State rank: #591 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

+151.9% since first listed

4 events — show timeline

• 2026-04-27 Pending — GEPARMLS
• 2026-04-17 Listed $135,000 GEPARMLS
• 1981-03-01 Sold (Public Records) $53,600 Public Records
• 1978-03-04 Sold (Public Records) — Public Records

Property tax history

+5.8%/yr

Latest (2025): $4,756 · +12.0% YoY. Source: county tax records.