8162 Josephine Cir · El Paso, TX 79907

$175,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 406 Days on market

Built 1946 9,912 sqft lot $97/sqft · 73% above area ↓ 5% 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Rent growth +5.0/5.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

Key facts

• Separate driveway
• 9,912 sq ft lot
• 3 garage spots

Tags

• UNIQUE PIE SHAPED LOT
• SEPARATE DRIVEWAY
• STEEL BEAM REINFORCED GARAGE
• SPACIOUS LAUNDRY ROOM
• INTERIOR STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $172k (1.8% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

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+.
• Ysleta ISD (urban): math 27% / reading 35% proficiency, ranked #626 of 826 in TX (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+11.8%/yr); 103 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $1,719/mo this rent would consume 50% of the median local household income ($42k/yr) (locally 1390% 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 (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 406 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 406 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 0.98% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 8.5

CMA / ARV

• ARV (median comp): $101,338
• List price: $175,000
• Delta: 72.69%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.75×
• Total profit: $-12,444
• Equity at exit: $26,093

10-year hold

• IRR: 8.6%
• Equity multiple: 1.81×
• Total profit: $39,454
• Equity at exit: $15,131

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 79907

• Home prices YoY: -9.8%
• Rents YoY: 11.8%
• Active inventory: 103
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $106

Break-even live

Break-even rent $1,585

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $205	-5% $156	+0% $106	+5% $57	+10% $7
Rent	-10% $-29	-5% $38	+0% $106	+5% $174	+10% $242
Rate	-1.0pp $195	-0.5pp $151	base $106	+0.5pp $61	+1.0pp $15

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Sereno Dr El Paso, TX	3.0	2.0	1728	$1,900	$1.10	15d	1	0.28mi
8405 Pinon St El Paso, TX	3.0	2.0	1480	$1,650	$1.11	12d	1	0.59mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 406 DOM
2. 2026-06-17
   days on market $175,000 Active 405 DOM
3. 2026-06-16
   days on market $175,000 Active 404 DOM
4. 2026-06-15
   days on market $175,000 Active 403 DOM
5. 2026-06-13
   days on market $175,000 Active 401 DOM
6. 2026-06-10
   days on market $175,000 Active 398 DOM
7. 2026-06-09
   days on market $175,000 Active 397 DOM
8. 2026-06-08
   days on market $175,000 Active 396 DOM
9. 2026-06-07
   days on market $175,000 Active 395 DOM
10. 2026-06-05
    days on market $175,000 Active 392 DOM
11. 2026-06-03
    days on market $175,000 Active 391 DOM
12. 2026-06-03
    days on market $175,000 Active 390 DOM
13. 2026-06-01
    days on market $175,000 Active 389 DOM
14. 2026-05-31
    days on market $175,000 Active 388 DOM
15. 2026-05-06
    status Active 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

16. 2026-04-30
    historical 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

17. 2026-04-02
    status Active 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

18. 2026-03-31
    historical 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

19. 2026-03-02
    status Active 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

20. 2026-02-28
    historical 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

21. 2025-12-24
    status Active 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

22. 2025-12-19
    historical 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

23. 2025-10-24
    soldstatus
24. 2025-08-25
    price $175,000 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

25. 2025-04-24
    listed $185,000 Active 502-char remark

    Show marketing remark (502 chars)

    Great Location right off Alameda and Yarbrough. 3 bedroom/2 bath home PLUS Office, Mudroom, 2 living areas, spacious laundry room and interior storage space area. Freshley painted interior and exterior Unique pie shaped lot with separate driveway to the workshop. Terrific steel beam reinforced garage/workshop previously used a workspace for hot rods and motorcycles with a Cherry Picker approximately 800 square feet. Solar Panels will not convey, are deactivated and will be removed. Needs some TLC

26. 2001-06-04
    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: $3,134 · $261/mo
• Projected year-2 tax: $3,202 · $267/mo
• Expected delta: +$68/yr (+$6/mo · 2.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 25 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: $20,631
• − Mortgage interest: −$9,803
• − Property taxes: −$3,134
• − Insurance: −$875
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$5,091
• Taxable loss: −$1,573
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $1,654/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: Ysleta ISD
• NCES district ID: 4846680
• Math proficiency: 27% ▼ -31.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $35,826
• Composite: 25.65/100
• National rank: #7400
• State rank: #626 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

• Census place: El Paso, TX
• County: El Paso County · 761,266 people
• City population: 630,223
• Metro: El Paso, TX
• Population (ZIP): 46,365
• Household income: $41,617
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1390.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 42% White 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 28% · Canada
• Languages at home: 21% English-only · Spanish 78%

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: ▼ -27.34%
• Current HPI: 251.9374
• Rent YoY: ▲ 11.79%
• 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

-5.4% since first listed

12 events — show timeline

• 2026-05-06 Relisted — GEPARMLS
• 2026-04-30 Listing Removed — GEPARMLS
• 2026-04-02 Relisted — GEPARMLS
• 2026-03-31 Listing Removed — GEPARMLS
• 2026-03-02 Relisted — GEPARMLS
• 2026-02-28 Listing Removed — GEPARMLS
• 2025-12-24 Relisted — GEPARMLS
• 2025-12-19 Listing Removed — GEPARMLS
• 2025-10-24 Sold (Public Records) — Public Records
• 2025-08-25 Price Changed $175,000 GEPARMLS
• 2025-04-24 Listed $185,000 GEPARMLS
• 2001-06-04 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,134 · +12.2% YoY. Source: county tax records.