10247 Calcutta Dr · Socorro, TX 79927

$195,000

None bd · 3.0 ba · 1,183 sqft · MultiFamily public records · 36 Days on market

Built 1972 6,969 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This triplex located in Socorro is the perfect investment property for you. Currently Vacant. First unit is a 2 bedroom, the other 2 units are 1 bedroom. Owner financing available.

Key facts

• 6,969 sq ft lot
• Built 1972
• Listed 35 days

Property features AI

Exterior

• Parking: On-street parking
• Home design: Triplex
• Construction: Brick construction; Composition / shingle roof; Building area about 1612 total
• Exterior features: Composition and shingle roof; Brick construction; Lot about 0.16 acre

Interior

• Heating & cooling: Has heating; Has cooling; Window unit(s) for cooling
• Interior features: Appliances: see remarks

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×1bd/1ba units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $374/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.

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: amenities F, commute F, employment 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.
• Zoned schools: Hueco El (math 17% / reading 22%, grade F, #3,583 of 4,322 statewide, top 86%, 566 students, 89% FRL); Salvador Sanchez Middle (math 12% / reading 17%, grade F, #1,583 of 1,662 statewide, top 96%, 615 students, 86% FRL); Socorro H S (math 13% / reading 35%, grade F, #1,333 of 1,632 statewide, top 82%, 2,484 students, 87% FRL) — zoned schools average 88% FRL vs 66% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.3%/yr); 218 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $3,055/mo this rent would consume 68% 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 $1k of loan paydown is wiped out by about $2k 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.
• At projected returns (-0.9% appreciation + 5.3% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

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 $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.57% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.66%
• DSCR: 2.10
• GRM: 5.3

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: 25.0%
• Equity multiple: 2.18×
• Total profit: $64,584
• Equity at exit: $47,692

10-year hold

• IRR: 31.4%
• Equity multiple: 4.59×
• Total profit: $195,767
• Equity at exit: $50,612

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 79927

• Home prices YoY: -0.4%
• Rents YoY: 5.3%
• Active inventory: 218
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,055 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $1,122

Break-even live

Break-even rent $1,635

Max offer price $195,000

Occupancy floor 58%

Sensitivity live

Price	-10% $1,233	-5% $1,177	+0% $1,122	+5% $1,067	+10% $1,012
Rent	-10% $881	-5% $1,001	+0% $1,122	+5% $1,243	+10% $1,364
Rate	-1.0pp $1,220	-0.5pp $1,172	base $1,122	+0.5pp $1,072	+1.0pp $1,020

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,093
▸ 2× units	1	1	$1,962
Total (3 units)			$3,055

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10281 Valle del Mar Dr El Paso, TX	3.0	2.0	1328	$1,600	$1.20	16d	1	0.75mi
10183 Dijon Pl Socorro, TX	3.0	2.0	1340	$1,495	$1.12	16d	1	0.94mi
10680 Horn Cir Unit 12 Socorro, TX	2.0	2.0	940	$1,350	$1.44	45d	1	1.25mi
10680 Horn Cir Socorro, TX	2.0	2.0	940	$1,338	$1.42	4d	3	1.25mi
445 Stetson Dr El Paso, TX	3.0	2.0	1464	$1,850	$1.26	4d	1	1.29mi

Listing history 16 events

1. 2026-06-21
   days on market $195,000 Active 36 DOM
2. 2026-06-18
   days on market $195,000 Active 33 DOM
3. 2026-06-17
   days on market $195,000 Active 32 DOM
4. 2026-06-16
   days on market $195,000 Active 31 DOM
5. 2026-06-15
   days on market $195,000 Active 30 DOM
6. 2026-06-13
   days on market $195,000 Active 28 DOM
7. 2026-06-10
   days on market $195,000 Active 25 DOM
8. 2026-06-09
   days on market $195,000 Active 24 DOM
9. 2026-06-08
   days on market $195,000 Active 23 DOM
10. 2026-06-07
    days on market $195,000 Active 22 DOM
11. 2026-06-05
    days on market $195,000 Active 19 DOM
12. 2026-06-03
    days on market $195,000 Active 18 DOM
13. 2026-06-03
    days on market $195,000 Active 17 DOM
14. 2026-06-01
    days on market $195,000 Active 16 DOM
15. 2026-05-31
    days on market $195,000 Active 15 DOM
16. 2026-05-15
    listed $195,000 Active

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,319/yr (+$110/mo · 58.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low 9% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°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: $36,660
• − Mortgage interest: −$10,923
• − Property taxes: −$2,249
• − Insurance: −$975
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$5,673
• Taxable income: $10,974
• Est. tax owed @ 24.0%: −$2,634
• After-tax cash flow: $10,832/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 — 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: 44,444
• 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

• 2026-05-15 Listed $195,000 GEPARMLS

Property tax history

+6.8%/yr

Latest (2025): $2,249 · +17.7% YoY. Source: county tax records.