393 Isaias Ave · Canutillo, TX 79835

$249,000

4 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 7 Days on market

Built 2017 6,016 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Key facts

• 6,016 sq ft lot
• 2 garage spots
• Built 2017

Property features AI

Exterior

• Utilities: Community sewer
• Home design: Single Family Residence
• Construction: Stucco exterior; Mixed roof; Built by BIC Homes
• Exterior features: See remarks

Interior

• Kitchen: Appliances: see remarks
• Bedrooms: Master upstairs
• Flooring: Tile flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Refrigerated cooling
• Interior features: Master bedroom located upstairs; Blinds on windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (20.8% below list).
• Recommended offer: $197k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,277 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Canutillo ISD (other): math 28% / reading 39% proficiency, ranked #542 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canutillo El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 519 students, 82% FRL); Jose J Alderete Middle (math 27% / reading 35%, grade F, #1,015 of 1,662 statewide, top 62%, 595 students, 72% FRL); Canutillo H S (math 36% / reading 41%, grade F, #866 of 1,632 statewide, top 54%, 1,642 students, 65% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k 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.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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

• 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 $197,094 (20.8% 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. 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. 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?
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: 0.79% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 10.5

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $117,894
• Equity at exit: $224,319

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $361,392
• Equity at exit: $483,752

Cash invested: $69,720 (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 79835

• Home prices YoY: 7.3%
• Active inventory: 40
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,971 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$427 /mo · $5,127/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-280

Break-even live

Break-even rent $2,325

Max offer price $199,577

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-209	+0% $-280	+5% $-350	+10% $-421
Rent	-10% $-435	-5% $-358	+0% $-280	+5% $-202	+10% $-124
Rate	-1.0pp $-154	-0.5pp $-216	base $-280	+0.5pp $-344	+1.0pp $-410

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7409 Scarlet Oak Pl Canutillo, TX	4.0	3.0	1920	$2,200	$1.15	45d	1	0.95mi
850 Talbot Ave Unit D17 Mobile Home El Paso, TX	3.0	2.0	1216	$1,350	$1.11	15d	1	0.99mi
7517 Red Cedar Dr El Paso, TX	4.0	2.5	2043	$2,395	$1.17	45d	1	1.50mi

Listing history 5 events

1. 2026-06-21
   days on market $249,000 Active 7 DOM
2. 2026-06-18
   days on market $249,000 Active 4 DOM
3. 2026-06-17
   days on market $249,000 Active 3 DOM
4. 2026-06-16
   days on market $249,000 Active 2 DOM
5. 2026-06-15
   listed $249,000 Active 1 DOM

ⓘ 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: $5,127 · $427/mo
• Projected year-2 tax: $5,127 · $427/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 27 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: $23,651
• − Mortgage interest: −$13,948
• − Property taxes: −$5,127
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,892
• − Management: −$1,892
• − Depreciation: −$7,244
• Taxable loss: −$7,697
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $-1,510/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: Canutillo ISD
• NCES district ID: 4812780
• Math proficiency: 28% ▼ -23.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $48,327
• Composite: 28.91/100
• National rank: #6636
• State rank: #542 of 826 in TX

Livability — Canutillo

• Score: 57/100
• State rank: #1277
• US rank: #22193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canutillo, TX
• Population (ZIP): 12,289

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 25% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Serbian 2%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 23% English-only · Spanish 76% Vietnamese 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: ▲ 13.05%
• Current HPI: 191.76
• 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

+56.6% since first listed

5 events — show timeline

• 2026-06-14 Listed $249,000 GEPARMLS
• 2021-12-29 Sold (Public Records) — Public Records
• 2017-11-13 Sold (Public Records) — Public Records
• 2017-10-09 Pending — GEPARMLS
• 2017-10-09 Listed $159,000 GEPARMLS

Property tax history

+44.5%/yr

Latest (2025): $5,127 · +2.8% YoY. Source: county tax records.