1307 Beverly Ann Dr · San Elizario, TX 79849

$90,000

2 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 1 Days on market

Built 1991 0.46 ac lot

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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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Beautiful Home in a Quiet Neighborhood sitting in half an acre.

Key facts

• 0.46 acre lot
• Built 1991

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads 56/100 on livability (#1,322 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• San Elizario ISD (suburban): math 16% / reading 25% proficiency, ranked #783 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Alfonso Borrego Sr El (math 18% / reading 26%, grade F, #3,333 of 4,322 statewide, top 80%, 472 students, 91% FRL); Ann M Garcia-Enriquez Middle (math 18% / reading 28%, grade F, #1,327 of 1,662 statewide, top 81%, 496 students, 92% FRL) — zoned schools average 91% FRL vs 49% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.0% 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 $90,000

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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.73% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.71%
• DSCR: 2.05
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 3.12×
• Total profit: $53,409
• Equity at exit: $51,919

10-year hold

• IRR: 32.2%
• Equity multiple: 6.31×
• Total profit: $133,839
• Equity at exit: $90,374

Cash invested: $25,200 (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 79849

• Home prices YoY: 2.3%
• Active inventory: 31
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$226 /mo · $2,707/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $498

Break-even live

Break-even rent $930

Max offer price $90,000

Occupancy floor 63%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-04-02
   status Pending
2. 2025-04-02
   listed $90,000 Active
3. 2005-03-15
   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: $2,707 · $226/mo
• Projected year-2 tax: $2,707 · $226/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 ≥101°F today · 27 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: $18,728
• − Mortgage interest: −$5,041
• − Property taxes: −$2,707
• − Insurance: −$450
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$2,618
• Taxable income: $4,915
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,795/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: San Elizario ISD
• NCES district ID: 4838850
• Math proficiency: 16% ▼ -32.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $27,590
• Composite: 16.15/100
• National rank: #9231
• State rank: #783 of 826 in TX

Livability — San Elizario

• Score: 56/100
• State rank: #1322
• US rank: #22789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Elizario, TX
• City population: 13,582
• Population (ZIP): 13,582

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 55% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 11% English-only · Spanish 89%

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: ▲ 5.17%
• Current HPI: 227.9391
• 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 events — show timeline

• 2025-04-02 Pending — GEPARMLS
• 2025-04-02 Listed $90,000 GEPARMLS
• 2005-03-15 Sold (Public Records) — Public Records

Property tax history

+16.0%/yr

Latest (2025): $2,707 · +3.1% YoY. Source: county tax records.