13231 Allemande Rd · El Paso, TX 79938

$230,000

3 bd · 2.0 ba · 1,368 sqft · Manufactured · 313 Days on market

Built 2000 1.07 ac lot ↓ 8% since listing

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

Key facts

• Spacious kitchen
• Primary suite
• Split bedroom layout

Tags

• 1 ACRE LOT
• OPEN CONCEPT LIVING AREA
• SPACIOUS KITCHEN
• PRIMARY SUITE
• SPLIT BEDROOM LAYOUT
• OUTDOOR LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $54 ($647/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (22.7% below list).
• Recommended offer: $178k (22.7% below list) — sets the bar for 1% rule.

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+.
• 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.
• Zoned schools: Purple Heart El (math 15% / reading 22%, grade F, #3,759 of 4,322 statewide, top 88%, 960 students, 75% FRL); Spec Rafael Hernando Middle (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 752 students, 72% FRL); El Dorado H S (math 27% / reading 38%, grade F, #1,029 of 1,632 statewide, top 64%, 2,245 students, 75% FRL).
• Market conditions: Rents rising (+2.1%/yr); 1196 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 313 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $177,841 (22.7% below list)

Questions for the listing agent

1. It's been on market 313 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.77% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-35,622
• Equity at exit: $34,294

10-year hold

• IRR: -8.8%
• Equity multiple: 0.48×
• Total profit: $-33,793
• Equity at exit: $19,886

Cash invested: $64,400 (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 79938

• Home prices YoY: -8.6%
• Rents YoY: 2.1%
• Active inventory: 1196
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $54

Break-even live

Break-even rent $1,710

Max offer price $230,000

Occupancy floor 92%

Sensitivity live

Price	-10% $184	-5% $119	+0% $54	+5% $-11	+10% $-76
Rent	-10% $-87	-5% $-16	+0% $54	+5% $124	+10% $194
Rate	-1.0pp $170	-0.5pp $112	base $54	+0.5pp $-6	+1.0pp $-66

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14620 Carlo Alvarado Dr El Paso, TX	4.0	2.0	1409	$1,650	$1.17	45d	1	0.41mi
14613 Luciana Alvarado Ct El Paso, TX	4.0	2.0	1409	$1,700	$1.21	16d	1	0.42mi
14609 Carlo Alvarado Dr El Paso, TX	3.0	2.0	1371	$1,635	$1.19	25d	1	0.42mi
14609 Carlo Alvarado Dr El Paso, TX	3.0	2.0	1336	$1,635	$1.22	45d	1	0.42mi
13380 Soleen Rd Unit 1 El Paso, TX	3.0	2.0	1091	$1,450	$1.33	45d	1	0.63mi
4109 Tierra Keto Pl El Paso, TX	3.0	2.0	1241	$1,650	$1.33	45d	1	0.73mi
4053 Tierra Bronce Dr El Paso, TX	3.0	2.0	1334	$1,700	$1.27	45d	1	0.82mi
14121 Tierra Halcon Dr El Paso, TX	3.0	2.0	1364	$1,600	$1.17	23d	1	0.83mi
14157 Tierra Delfin Dr El Paso, TX	4.0	2.5	1814	$2,145	$1.18	45d	1	0.91mi
4917 Ruben Soto Dr El Paso, TX	3.0	2.0	1250	$1,650	$1.32	45d	1	0.92mi
4833 Adrian Campos St El Paso, TX	3.0	2.0	1403	$1,750	$1.25	16d	1	0.93mi
13028 Alfredo Apodaca El Paso, TX	4.0	2.0	1172	$1,500	$1.28	5d	1	0.94mi
13020 Stonington Ln El Paso, TX	3.0	2.0	1273	$1,650	$1.30	45d	1	0.94mi
14465 Mariam Hanna St El Paso, TX	4.0	2.5	1718	$1,800	$1.05	45d	1	0.96mi
12976 Enrique Gomez Ln El Paso, TX	4.0	2.0	1424	$1,650	$1.16	16d	1	1.01mi
4792 Cpt Isaac Camacho Pl Unit A El Paso, TX	3.0	2.0	1300	$1,600	$1.23	23d	1	1.05mi
12965 Beto Portugal Ln El Paso, TX	4.0	2.0	1489	$1,700	$1.14	25d	1	1.06mi
4746 Joseph Rodriguez Dr El Paso, TX	3.0	2.5	1650	$1,750	$1.06	5d	1	1.06mi
3873 Loma Dante Dr El Paso, TX	3.0	2.0	1380	$1,700	$1.23	45d	1	1.10mi
12928 Alfredo Apodaca El Paso, TX	3.0	2.0	1141	$1,695	$1.49	16d	1	1.12mi
3745 Loma Brisa Dr El Paso, TX	4.0	2.0	1190	$1,600	$1.34	45d	1	1.13mi
4017 Hueco Land Ln El Paso, TX	3.0	2.0	1573	$1,595	$1.01	45d	1	1.17mi
4976 Joe Castillo St El Paso, TX	4.0	2.0	1397	$1,695	$1.21	45d	1	1.18mi
3716 Loma Cortez Dr El Paso, TX	4.0	2.0	1295	$1,750	$1.35	16d	1	1.20mi
4956 Rose Elise St El Paso, TX	4.0	2.0	1453	$1,675	$1.15	45d	1	1.20mi
12769 Tre Maximiliano Ave El Paso, TX	4.0	2.0	1702	$1,650	$0.97	5d	1	1.22mi
4001 Hueco Valley Dr El Paso, TX	4.0	2.0	1807	$1,695	$0.94	25d	1	1.23mi
3721 Loma Jacinto Dr El Paso, TX	3.0	2.0	1337	$1,650	$1.23	16d	1	1.23mi
14258 Loma Esmeralda Dr El Paso, TX	3.0	2.0	1676	$2,250	$1.34	16d	1	1.24mi
4652 Lorenzo Ponce Dr El Paso, TX	4.0	2.0	1360	$1,695	$1.25	25d	1	1.24mi
12748 Tre Maximiliano Ave El Paso, TX	4.0	2.0	1764	$1,900	$1.08	5d	1	1.26mi
4516 Lorenzo Ponce Dr El Paso, TX	4.0	2.5	1531	$1,600	$1.05	16d	1	1.26mi
12872 Hueco Mine Dr El Paso, TX	3.0	2.0	1449	$1,850	$1.28	16d	1	1.30mi
4720 Kiko a Fierro Pl El Paso, TX	3.0	2.5	1184	$1,460	$1.23	25d	1	1.32mi
4901 Marcella Santillana El Paso, TX	4.0	2.0	1421	$1,650	$1.16	45d	1	1.33mi
4800 Kiko a Fierro Pl El Paso, TX	4.0	2.0	1404	$1,675	$1.19	45d	1	1.34mi
3700 Hueco Valley Dr El Paso, TX	1.0–3.0	1.0–2.0	1092	$1,799	$1.65	4d	48	1.38mi
4961 Margarita Talamantes El Paso, TX	4.0	2.0	1743	$1,795	$1.03	16d	1	1.39mi
14267 Pacific Point Dr El Paso, TX	3.0	2.5	1592	$1,750	$1.10	45d	1	1.42mi
14220 Pacific Point Dr El Paso, TX	3.0	2.0	1461	$1,550	$1.06	45d	1	1.44mi

Listing history 22 events

1. 2026-06-21
   days on market $230,000 Active 313 DOM
2. 2026-06-18
   days on market $230,000 Active 310 DOM
3. 2026-06-17
   days on market $230,000 Active 309 DOM
4. 2026-06-16
   days on market $230,000 Active 308 DOM
5. 2026-06-15
   days on market $230,000 Active 307 DOM
6. 2026-06-13
   days on market $230,000 Active 305 DOM
7. 2026-06-10
   days on market $230,000 Active 302 DOM
8. 2026-06-09
   days on market $230,000 Active 301 DOM
9. 2026-06-08
   days on market $230,000 Active 300 DOM
10. 2026-06-07
    days on market $230,000 Active 299 DOM
11. 2026-06-05
    days on market $230,000 Active 296 DOM
12. 2026-06-03
    days on market $230,000 Active 295 DOM
13. 2026-06-03
    days on market $230,000 Active 294 DOM
14. 2026-06-01
    days on market $230,000 Active 293 DOM
15. 2026-05-31
    days on market $230,000 Active 292 DOM
16. 2026-03-03
    status Active 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

17. 2026-02-28
    historical 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

18. 2025-12-30
    price $230,000 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

19. 2025-12-30
    status Active 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

20. 2025-11-08
    historical Active Under Contract 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

21. 2025-09-24
    price $239,990 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

22. 2025-08-08
    listed $250,000 Active 980-char remark

    Show marketing remark (980 chars)

    Looking for space, privacy, and room to breathe? This 3-bedroom, 2-bath beauty sits on a generous 1-acre lot in the peaceful Far East side of El Paso. With wide-open views and plenty of room for outdoor living, gardening, or even adding a workshop, this property offers the perfect blend of comfort and freedom. Step inside to find an open-concept living area filled with natural light, a spacious kitchen with ample counter space, and a primary suite with its own private bath. The split-bedroom layout provides privacy for the primary while keeping the secondary bedrooms conveniently close to the main living spaces. Enjoy quiet evenings on your porch, host weekend gatherings under the wide Texas sky, or simply relax knowing you have the space to live life your way. Located just minutes from major roads, you'll have the peace of country-style living without being too far from city conveniences. Homes with acreage like this don't come up often — make it yours today!

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $4,209 · $351/mo
• Expected delta: +$3,620/yr (+$302/mo · 615.1%)

ⓘ 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 · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,341
• − Mortgage interest: −$12,884
• − Property taxes: −$589
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,691
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,460/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: 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 — 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

• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 99,621
• Household income: $77,272
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 900.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 42% White 10% Black 4%
• Hispanic origin (detail): Mexican 76% Puerto Rican 1%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Guatemala
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -19.39%
• Current HPI: 207.2031
• Rent YoY: ▲ 2.06%
• 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

-8.0% since first listed

7 events — show timeline

• 2026-03-03 Relisted — GEPARMLS
• 2026-02-28 Listing Removed — GEPARMLS
• 2025-12-30 Price Changed $230,000 GEPARMLS
• 2025-12-30 Relisted — GEPARMLS
• 2025-11-08 Contingent — GEPARMLS
• 2025-09-24 Price Changed $239,990 GEPARMLS
• 2025-08-08 Listed $250,000 GEPARMLS

Property tax history

+11.5%/yr

Latest (2025): $589 · -3.3% YoY. Source: county tax records.