6161 Doniphan Dr #177 · El Paso, TX 79932

$60,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 203 Days on market

Built 1989 3,000 sqft lot ↓ 8% since listing

---

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
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

Key facts

• Refrigerated a/c
• Refrigerator
• Storage sheds

Tags

• REFRIGERATED A/C
• STORAGE SHEDS
• REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (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+.
• El Paso ISD (urban): math 27% / reading 37% proficiency, ranked #591 of 826 in TX (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.0%/yr); 255 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 30% of the median local income ($78k/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 $415 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 (-3.0% appreciation + 5.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.26% ✓
• Cap rate: 29.60%
• Cash-on-cash: 83.25%
• DSCR: 4.70
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: 85.8%
• Equity multiple: 5.08×
• Total profit: $68,598
• Equity at exit: $8,946

10-year hold

• IRR: 89.4%
• Equity multiple: 11.29×
• Total profit: $172,813
• Equity at exit: $5,188

Cash invested: $16,800 (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 79932

• Home prices YoY: -31.8%
• Rents YoY: 5.0%
• Active inventory: 255
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$315
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $1,165

Break-even live

Break-even rent $483

Max offer price $60,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,199	-5% $1,182	+0% $1,165	+5% $1,149	+10% $1,132
Rent	-10% $1,011	-5% $1,088	+0% $1,165	+5% $1,243	+10% $1,320
Rate	-1.0pp $1,196	-0.5pp $1,181	base $1,165	+0.5pp $1,150	+1.0pp $1,134

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
299 Leslie Ct Unit B El Paso, TX	3.0	2.0	1100	$1,550	$1.41	24d	1	0.42mi
6085 Stone Wash St El Paso, TX	3.0	2.5	1556	$2,400	$1.54	15d	1	0.67mi
352 Liana Ct El Paso, TX	3.0	2.0	1680	$1,500	$0.89	44d	1	0.71mi
5857 W Valley Cir El Paso, TX	3.0	3.0	1727	$2,050	$1.19	20d	1	0.73mi
5941 Sixta Dr El Paso, TX	3.0	2.0	1216	$1,400	$1.15	20d	1	0.84mi
5729 Saplinas Rd El Paso, TX	3.0	2.0	1739	$2,000	$1.15	44d	1	0.84mi
5729 Green Castle Rd El Paso, TX	3.0	2.0	1450	$1,700	$1.17	3d	1	0.87mi
7548 Plaza Taurina Dr El Paso, TX	3.0	2.0	1454	$2,050	$1.41	15d	1	1.17mi
304 Playa Tronones Ave El Paso, TX	3.0	4.0	1693	$2,200	$1.30	44d	1	1.19mi
7528 Luz de Lumbre Ave El Paso, TX	3.0	2.0	1772	$1,790	$1.01	3d	1	1.22mi
335 Flynn Dr El Paso, TX	3.0	2.0	1500	$1,895	$1.26	22d	1	1.25mi
1529 Plaza Verde Dr El Paso, TX	4.0	2.0	1721	$1,950	$1.13	24d	1	1.26mi
7448 Plaza Taurina Dr El Paso, TX	3.0	2.5	1634	$2,300	$1.41	3d	1	1.32mi
7445 Luz de Lumbre Ave El Paso, TX	3.0	2.5	1543	$2,300	$1.49	15d	1	1.35mi
1485 Desierto Rico Ave El Paso, TX	3.0	2.0	1787	$1,850	$1.04	3d	1	1.41mi
701 Linda Johnson El Paso, TX	3.0	2.0	1485	$1,750	$1.18	44d	1	1.45mi

Listing history 22 events

1. 2026-06-18
   days on market $60,000 Active 203 DOM
2. 2026-06-17
   days on market $60,000 Active 202 DOM
3. 2026-06-16
   days on market $60,000 Active 201 DOM
4. 2026-06-15
   days on market $60,000 Active 200 DOM
5. 2026-06-13
   days on market $60,000 Active 198 DOM
6. 2026-06-13
   days on market $60,000 Active 197 DOM
7. 2026-06-10
   days on market $60,000 Active 195 DOM
8. 2026-06-09
   days on market $60,000 Active 194 DOM
9. 2026-06-08
   days on market $60,000 Active 193 DOM
10. 2026-06-07
    days on market $60,000 Active 192 DOM
11. 2026-06-05
    days on market $60,000 Active 189 DOM
12. 2026-06-03
    days on market $60,000 Active 188 DOM
13. 2026-06-03
    days on market $60,000 Active 187 DOM
14. 2026-06-01
    days on market $60,000 Active 186 DOM
15. 2026-05-31
    days on market $60,000 Active 185 DOM
16. 2026-04-30
    status Active 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

17. 2026-04-28
    status Pending 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

18. 2026-04-20
    historical Active Under Contract 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

19. 2026-04-10
    status Active 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

20. 2026-04-02
    historical Active Under Contract 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

21. 2026-03-09
    price $60,000 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

22. 2025-11-21
    listed $65,000 Active 128-char remark

    Show marketing remark (128 chars)

    3 Bedroom, 2 Bath double wide home. It has refrigerated A/C, 2 storage sheds, and a refrigerator. Shed and refrigerator convey.

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $1,098 · $92/mo
• Expected delta: +$594/yr (+$49/mo · 117.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $23,501
• − Mortgage interest: −$3,361
• − Property taxes: −$504
• − Insurance: −$300
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$1,745
• Taxable income: $13,830
• Est. tax owed @ 24.0%: −$3,319
• After-tax cash flow: $10,667/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: El Paso ISD
• NCES district ID: 4818300
• Math proficiency: 27% ▼ -24.00%
• Reading proficiency: 37% ▼ -7.00%
• Median HH income: $38,704
• Composite: 26.75/100
• National rank: #7138
• State rank: #591 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): 30,786
• Household income: $78,277
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 655.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 31% White 19%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 35% English-only · Spanish 62% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -108.39%
• Current HPI: 232.2077
• Rent YoY: ▲ 5.03%
• 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

-7.7% since first listed

7 events — show timeline

• 2026-04-30 Relisted — GEPARMLS
• 2026-04-28 Pending — GEPARMLS
• 2026-04-20 Contingent — GEPARMLS
• 2026-04-10 Relisted — GEPARMLS
• 2026-04-02 Contingent — GEPARMLS
• 2026-03-09 Price Changed $60,000 GEPARMLS
• 2025-11-21 Listed $65,000 GEPARMLS

Property tax history

+11.4%/yr

Latest (2018): $504 · +61.6% YoY. Source: county tax records.