806 TS Daniel Cadena Dr Unit A&B · Socorro, TX 79927

$449,950

8 bd · 5.0 ba · 3,030 sqft · MultiFamily · 75 Days on market

Built 2018 Good condition 3,589 sqft lot

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Why this score? — see what drove the D- 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 +9.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Condition / age +4.0/5.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• DSCR +2.5/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Each side of this duplex has 4 bedroom 2.5 bathroom with refrigerated air and tons of space! Each unit comes with stainless steel appliances, granite countertops, 2 car garage, and an open floor plan. Outside enjoy your own private backyard and covered patio.

Key facts

• Open floor plan
• Refrigerated air
• Private backyard

Tags

• REFRIGERATED AIR
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• OPEN FLOOR PLAN
• PRIVATE BACKYARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2 × 4.0-bed/2.5-bath units multifamily listed at $450k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-356 ($-4k/yr) — negative. Per door: $-178/mo.
• To cash-flow at today's rent, offer at most $398k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (22.5% below list).
• Recommended offer: $348k (22.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#830 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.3%/yr); 218 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $3,485/mo this rent would consume 78% of the median local household income ($54k/yr) (locally 732% 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 (-0.9%/yr); year-one equity from $3k 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.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $348,500 (22.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.39%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.63×
• Total profit: $-46,961
• Equity at exit: $110,047

10-year hold

• IRR: 0.3%
• Equity multiple: 1.03×
• Total profit: $3,462
• Equity at exit: $116,784

Cash invested: $125,986 (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 79927

• Home prices YoY: -0.4%
• Rents YoY: 5.3%
• Active inventory: 218
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $3,485 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,749/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$732
• Net cashflow: $-356

Break-even live

Break-even rent $3,936

Max offer price $398,385

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-201	+0% $-356	+5% $-512	+10% $-667
Rent	-10% $-632	-5% $-494	+0% $-356	+5% $-219	+10% $-81
Rate	-1.0pp $-130	-0.5pp $-242	base $-356	+0.5pp $-473	+1.0pp $-592

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

Units	Beds	Baths	Est. rent
▸ 2× units	4.0	2.5	$3,486
Total (2 units)			$3,485

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: $112,488
• Closing costs: $13,498
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $449,950 Active 75 DOM
2. 2026-06-18
   days on market $449,950 Active 72 DOM
3. 2026-06-17
   days on market $449,950 Active 71 DOM
4. 2026-06-16
   days on market $449,950 Active 70 DOM
5. 2026-06-15
   days on market $449,950 Active 69 DOM
6. 2026-06-13
   days on market $449,950 Active 67 DOM
7. 2026-06-10
   days on market $449,950 Active 64 DOM
8. 2026-06-09
   days on market $449,950 Active 63 DOM
9. 2026-06-08
   days on market $449,950 Active 62 DOM
10. 2026-06-07
    days on market $449,950 Active 61 DOM
11. 2026-06-05
    days on market $449,950 Active 58 DOM
12. 2026-06-03
    days on market $449,950 Active 57 DOM
13. 2026-06-03
    days on market $449,950 Active 56 DOM
14. 2026-06-01
    days on market $449,950 Active 55 DOM
15. 2026-05-31
    days on market $449,950 Active 54 DOM
16. 2026-04-07
    listed $449,950 Active 259-char remark

    Show marketing remark (259 chars)

    Each side of this duplex has 4 bedroom 2.5 bathroom with refrigerated air and tons of space! Each unit comes with stainless steel appliances, granite countertops, 2 car garage, and an open floor plan. Outside enjoy your own private backyard and covered patio.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 26 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: $41,820
• − Mortgage interest: −$25,204
• − Property taxes: −$6,749
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,346
• − Management: −$3,346
• − Depreciation: −$13,089
• Taxable loss: −$12,164
• Est. tax savings @ 24.0%: +$2,919
• After-tax cash flow: $-1,357/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, move-in-ready duplex is in good condition with modern finishes and features. It has potential for further value increases through minor updates.

Value-add opportunities

• Both Painting exterior walls — Enhances curb appeal and value
• Both Landscaping with more plants and shrubs — Improves curb appeal and adds value
• Both Replace carpet with hardwood flooring — Increases value and reduces maintenance
• Both Install smart home features — Attracts buyers and renters with modern technology

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior walls — Enhances curb appeal and value ↑
• Both Landscaping with more plants and shrubs — Improves curb appeal and adds value ↑
• Both Replace carpet with hardwood flooring — Increases value and reduces maintenance ↑
• Both Install smart home features — Attracts buyers and renters with modern technology ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 of 826 in TX

Livability — Socorro

• Score: 63/100
• State rank: #830
• US rank: #14960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Socorro, TX
• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 44,444
• Household income: $53,652
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 732.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 2% White 2%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 34% · Canada
• Languages at home: 16% English-only · Spanish 84%

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: ▼ -0.93%
• Current HPI: 239.646
• Rent YoY: ▲ 5.29%
• 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

1 event — show timeline

• 2026-04-07 Listed $449,950 GEPARMLS