13130 Guitar Dr · San Elizario, TX 79849

$175,000

5 bd · 2.0 ba · 1,100 sqft · SingleFamily · 13 Days on market

Built 2003 0.46 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 +19.3/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Discover the potential of this versatile half-acre property located in the heart of San Elizario, TX. This unique lot features two well-maintained mobile homes, offering both comfortable living and income opportunity. One home serves as the primary residence, while the second is currently rented, providing supplemental income to help offset your monthly expenses. The property is ideal for those seeking space and flexibility, with plenty of room for outdoor living, gardening, or expansion. Horse-friendly and ready for your rural lifestyle, this lot offers the perfect blend of country charm and practical investment. Whether you're looking for a multi-generational setup, rental income, or simp

Key facts

• 0.46 acre lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $158k (9.8% below list).
• Recommended offer: $158k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#1,322 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• San Elizario ISD (suburban): math 16% / reading 25% proficiency, ranked #783 of 826 in TX (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 31 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.2% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $14k; list at $175k implies a 1107% gain — meaningful room to come down on a strong offer.

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 $157,825 (9.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.11×
• Total profit: $54,196
• Equity at exit: $100,954

10-year hold

• IRR: 17.4%
• Equity multiple: 4.11×
• Total profit: $152,367
• Equity at exit: $175,727

Cash invested: $49,000 (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 79849

• Home prices YoY: 2.3%
• Active inventory: 31
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $192

Break-even live

Break-even rent $1,335

Max offer price $175,000

Occupancy floor 83%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-15
   status Pending
2. 2026-04-02
   listed $175,000 Active
3. 2022-04-14
   soldstatus
4. 2003-06-24
   soldstatus
5. 2001-06-15
   soldstatus
6. 1998-02-25
   soldstatus $14,497
7. 1986-05-09
   soldstatus

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$2,437/yr (+$203/mo · 318.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $18,939
• − Mortgage interest: −$9,803
• − Property taxes: −$765
• − Insurance: −$875
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,091
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $2,459/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: San Elizario ISD
• NCES district ID: 4838850
• Math proficiency: 16% ▼ -32.00%
• Reading proficiency: 25% ▼ -11.00%
• Median HH income: $27,590
• Composite: 16.15/100
• National rank: #9231
• State rank: #783 of 826 in TX

Livability — San Elizario

• Score: 56/100
• State rank: #1322
• US rank: #22789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Elizario, TX
• City population: 13,582
• Population (ZIP): 13,582

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 (98%)
• Race & ethnicity: Hispanic / Latino 98% Two or more races 55% White 2%
• Hispanic origin (detail): Mexican 93%
• Foreign-born: 34% · Canada, Jamaica
• Languages at home: 11% English-only · Spanish 89%

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: ▲ 5.17%
• Current HPI: 227.9391
• 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

+1107.1% since first listed

7 events — show timeline

• 2026-04-15 Pending — GEPARMLS
• 2026-04-02 Listed $175,000 GEPARMLS
• 2022-04-14 Sold (Public Records) — Public Records
• 2003-06-24 Sold (Public Records) — Public Records
• 2001-06-15 Sold (Public Records) — Public Records
• 1998-02-25 Sold (Public Records) $14,497 Public Records
• 1986-05-09 Sold (Public Records) — Public Records

Property tax history

+14.3%/yr

Latest (2025): $765 · +8.8% YoY. Source: county tax records.