2928 E San Antonio Ave · El Paso, TX 79905

$200,000

None bd · 2.0 ba · 2,116 sqft · SingleFamily public records · 823 Days on market

Built 1930 7,000 sqft lot

---

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 +22.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful single level duplex home with a third unit in the back. Each unit offers a unique opportunity for distribution of space. The main home features a duplex. Each unit offers a single bedroom and a large dining room which can be a possible second bedroom conversion. Each unit in the main home also features a wonderful living area and 1 spacious restroom with a tub and shower. Both kitchens are very good size, ideal for wonderful meals. The third unit is in the backyard and it features a wonderful bedroom, a full bathroom and a spacious living room. The kitchen is ideal for the space and it is flooded with tons of natural light. Located in an area with close proximity to the freeway and commercial areas. It is also with close proximity to a park. Preview Today!

Key facts

• 7,000 sq ft lot
• Built 1930
• Listed 822 days

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% 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+.
• 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.
• Market conditions: 60 active listings in the ZIP; 5 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).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 823 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 823 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 1930 — 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 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?
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: 1.20% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 6.9

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: 29.8%
• Equity multiple: 3.35×
• Total profit: $131,452
• Equity at exit: $180,176

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $369,772
• Equity at exit: $388,556

Cash invested: $56,000 (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 79905

• Home prices YoY: 12.8%
• Active inventory: 60
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,404 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$415 /mo · $4,981/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $352

Break-even live

Break-even rent $1,959

Max offer price $200,000

Occupancy floor 80%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3004 E Yandell Dr El Paso, TX	2.0	1.0	1400	$1,600	$1.14	14d	1	0.79mi
1519 Golden Hill Ter El Paso, TX	2.0	2.5	1600	$2,750	$1.72	43d	6	1.17mi
1519 Golden Hill Ter Unit 8 El Paso, TX	2.0	2.5	1650	$2,950	$1.79	23d	1	1.17mi
1519 Golden Hill Ter Unit 5 El Paso, TX	2.0	2.5	1550	$2,550	$1.65	23d	1	1.17mi
1805 Gurss Pl El Paso, TX	3.0	1.5	2198	$2,400	$1.09	2d	1	1.48mi

Listing history 19 events

1. 2026-06-18
   days on market $200,000 Active 823 DOM
2. 2026-06-17
   days on market $200,000 Active 822 DOM
3. 2026-06-16
   days on market $200,000 Active 821 DOM
4. 2026-06-15
   days on market $200,000 Active 820 DOM
5. 2026-06-13
   days on market $200,000 Active 818 DOM
6. 2026-06-13
   days on market $200,000 Active 817 DOM
7. 2026-06-10
   days on market $200,000 Active 815 DOM
8. 2026-06-09
   days on market $200,000 Active 814 DOM
9. 2026-06-08
   days on market $200,000 Active 813 DOM
10. 2026-06-07
    days on market $200,000 Active 812 DOM
11. 2026-06-05
    days on market $200,000 Active 809 DOM
12. 2026-06-03
    days on market $200,000 Active 808 DOM
13. 2026-06-03
    days on market $200,000 Active 807 DOM
14. 2026-06-01
    days on market $200,000 Active 806 DOM
15. 2026-05-31
    days on market $200,000 Active 805 DOM
16. 2024-03-17
    listed $200,000 Active 792-char remark

    Show marketing remark (792 chars)

    Wonderful single level duplex home with a third unit in the back. Each unit offers a unique opportunity for distribution of space. The main home features a duplex. Each unit offers a single bedroom and a large dining room which can be a possible second bedroom conversion. Each unit in the main home also features a wonderful living area and 1 spacious restroom with a tub and shower. Both kitchens are very good size, ideal for wonderful meals. The third unit is in the backyard and it features a wonderful bedroom, a full bathroom and a spacious living room. The kitchen is ideal for the space and it is flooded with tons of natural light. Located in an area with close proximity to the freeway and commercial areas. It is also with close proximity to a park. Preview Today!

17. 2023-11-02
    historical
18. 2023-06-02
    listed $167,200 Active
19. 1977-10-01
    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: $4,981 · $415/mo
• Projected year-2 tax: $4,981 · $415/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 4/10 Moderate FEMA zone X · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $28,842
• − Mortgage interest: −$11,203
• − Property taxes: −$4,981
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$5,818
• Taxable income: $1,225
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,924/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
• City population: 630,223
• Population (ZIP): 22,062

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 50% White 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 89%
• Foreign-born: 32% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: ▲ 29.29%
• Current HPI: 258.3487
• 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

+19.6% since first listed

4 events — show timeline

• 2024-03-17 Listed $200,000 GEPARMLS
• 2023-11-02 Listing Removed — GEPARMLS
• 2023-06-02 Listed $167,200 GEPARMLS
• 1977-10-01 Sold (Public Records) — Public Records

Property tax history

+11.3%/yr

Latest (2025): $4,981 · +79.5% YoY. Source: county tax records.