15180 Glenfiel Ave · Horizon City, TX 79928

$195,000

4 bd · 2.0 ba · 2,000 sqft · Manufactured · 15 Days on market

Built 2023 Fair condition 0.43 ac lot

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Opportunity! Spacious double-wide mobile home situated on a generous 0.43-acre lot, offering plenty of space and potential for the right buyer. The home is not on a permanent foundation, making it an excellent option for those seeking an affordable property, investment opportunity, or future land development. Priced to sell and full of possibilities--don't miss this chance to own property on nearly half an acre at an exceptional value.

Key facts

• 0.43 acre lot
• Built 2023
• Listed 15 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured home
• Construction: Wood siding exterior; Shingle, pitched roof; Approximately 2,000 total building area
• Exterior features: See remarks

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; No central cooling
• Interior features: See remarks; Blinds on windows

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $195k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#619 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Clint ISD (suburban): math 14% / reading 22% proficiency, ranked #792 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Desert Hills El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 907 students, 78% FRL); Horizon Middle (math 16% / reading 20%, grade F, #1,491 of 1,662 statewide, top 91%, 670 students, 84% FRL); Horizon H S (math 14% / reading 26%, grade F, #1,397 of 1,632 statewide, top 87%, 1,677 students, 85% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 2098 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 15 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $192,075 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-5,399
• Equity at exit: $29,075

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $28,686
• Equity at exit: $16,860

Cash invested: $54,600 (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 79928

• Home prices YoY: -16.9%
• Rents YoY: 2.9%
• Active inventory: 2098
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $413

Break-even live

Break-even rent $1,706

Max offer price $195,000

Occupancy floor 76%

Sensitivity live

Price	-10% $548	-5% $481	+0% $413	+5% $346	+10% $279
Rent	-10% $237	-5% $325	+0% $413	+5% $501	+10% $589
Rate	-1.0pp $511	-0.5pp $463	base $413	+0.5pp $363	+1.0pp $311

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14724 Mountain Breeze Ave El Paso, TX	4.0	2.0	1635	$1,800	$1.10	4d	1	1.29mi
14749 Sand Gate Dr El Paso, TX	4.0	2.0	1600	$1,700	$1.06	4d	1	1.34mi

Listing history 11 events

1. 2026-06-22
   days on market $195,000 Active 15 DOM
2. 2026-06-18
   days on market $195,000 Active 12 DOM
3. 2026-06-17
   days on market $195,000 Active 11 DOM
4. 2026-06-16
   days on market $195,000 Active 10 DOM
5. 2026-06-15
   days on market $195,000 Active 9 DOM
6. 2026-06-13
   days on market $195,000 Active 7 DOM
7. 2026-06-10
   days on market $195,000 Active 4 DOM
8. 2026-06-09
   days on market $195,000 Active 3 DOM
9. 2026-06-08
   days on market $195,000 Active 2 DOM
10. 2026-06-07
    remarks 450-char remark
11. 2026-06-07
    listed $195,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $26,748
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$5,673
• Taxable income: $1,972
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $4,486/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 · 13 photos

Fair 45/100 Cosmetic rehab

A well-maintained mobile home with good kitchen and bathroom features, but could benefit from exterior painting and landscaping to enhance its curb appeal and rental value.

Repairs flagged

• Minor Exterior siding — Weathered appearance suggests minor wear and tear.
• Minor Landscaping — Sparse vegetation indicates potential for landscaping improvements.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can significantly improve curb appeal and home value.
• Rental Landscaping — A well-maintained yard can attract more renters and increase rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance suggests minor wear and tear.	Minor	$500–3,000
Landscaping · Sparse vegetation indicates potential for landscaping improvements.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can significantly improve curb appeal and home value. ↑
• Rental Landscaping — A well-maintained yard can attract more renters and increase rental value. ↑

ⓘ 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: Clint ISD
• NCES district ID: 4814430
• Math proficiency: 14% ▼ -32.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $37,490
• Composite: 15.03/100
• National rank: #9356
• State rank: #792 of 826 in TX

Livability — Horizon City

• Score: 66/100
• State rank: #619
• US rank: #11815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: El Paso County · 761,266 people
• City population: 86,599
• Metro: El Paso, TX
• Population (ZIP): 86,599
• Household income: $76,643
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 838.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 39% White 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 23% · Canada
• Languages at home: 25% English-only · Spanish 74% Other Asian/Pacific 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: ▼ -40.72%
• Current HPI: 200.6454
• Rent YoY: ▲ 2.93%
• 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

• 2026-06-06 Listed $195,000 GEPARMLS