7335 Buckhorn St · Canutillo, TX 79835

$199,999

3 bd · 2.0 ba · 1,664 sqft · Manufactured public records · 42 Days on market

Built 2006 5,720 sqft lot ↓ 11% since listing

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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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• Schools +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 5,720 sq ft lot
• Built 2006
• Listed 42 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single family residence
• Construction: Concrete, stucco, and block construction; Shingle roof
• Exterior features: Walled front

Interior

• Kitchen: Gas cooktop
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: Two 3/4 bathrooms
• Heating & cooling: Central heating; Refrigerated cooling; Ceiling fans
• Interior features: See remarks; No window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,277 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Canutillo ISD (other): math 28% / reading 39% proficiency, ranked #542 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Canutillo El (math 22% / reading 32%, grade F, #2,791 of 4,322 statewide, top 68%, 519 students, 82% FRL); Canutillo Middle (math 21% / reading 34%, grade F, #1,156 of 1,662 statewide, top 71%, 700 students, 64% FRL); Canutillo H S (math 36% / reading 41%, grade F, #866 of 1,632 statewide, top 54%, 1,642 students, 65% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: extreme-heat days projected 6→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,999 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.10% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $119,149
• Equity at exit: $180,175

10-year hold

• IRR: 23.4%
• Equity multiple: 7.13×
• Total profit: $343,262
• Equity at exit: $388,554

Cash invested: $56,000 (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 79835

• Home prices YoY: 7.3%
• Active inventory: 38
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$448 /mo · $5,373/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $158

Break-even live

Break-even rent $2,000

Max offer price $199,999

Occupancy floor 88%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7409 Scarlet Oak Pl Canutillo, TX	4.0	3.0	1920	$2,200	$1.15	43d	1	1.44mi

Listing history 18 events

1. 2026-06-18
   days on market $199,999 Active 42 DOM
2. 2026-06-17
   days on market $199,999 Active 41 DOM
3. 2026-06-16
   days on market $199,999 Active 40 DOM
4. 2026-06-15
   days on market $199,999 Active 39 DOM
5. 2026-06-13
   days on market $199,999 Active 37 DOM
6. 2026-06-10
   days on market $199,999 Active 34 DOM
7. 2026-06-09
   days on market $199,999 Active 33 DOM
8. 2026-06-08
   days on market $199,999 Active 32 DOM
9. 2026-06-07
   days on market $199,999 Active 31 DOM
10. 2026-06-05
    days on market $199,999 Active 28 DOM
11. 2026-06-03
    days on market $199,999 Active 27 DOM
12. 2026-06-03
    days on market $199,999 Active 26 DOM
13. 2026-06-01
    days on market $199,999 Active 25 DOM
14. 2026-05-31
    days on market $199,999 Active 24 DOM
15. 2026-05-07
    listed $225,000 Active 625-char remark
16. 2013-05-24
    soldstatus
17. 1992-10-27
    soldstatus
18. 1992-10-27
    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: $5,373 · $448/mo
• Projected year-2 tax: $5,373 · $448/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥101°F today · 23 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: $26,400
• − Mortgage interest: −$11,203
• − Property taxes: −$5,373
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,818
• Taxable loss: −$1,218
• Est. tax savings @ 24.0%: +$292
• After-tax cash flow: $2,190/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: Canutillo ISD
• NCES district ID: 4812780
• Math proficiency: 28% ▼ -23.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $48,327
• Composite: 28.91/100
• National rank: #6636
• State rank: #542 of 826 in TX

Livability — Canutillo

• Score: 57/100
• State rank: #1277
• US rank: #22193

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Canutillo, TX
• Population (ZIP): 12,289

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 25% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Serbian 2%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 23% English-only · Spanish 76% Vietnamese 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: ▲ 13.05%
• Current HPI: 191.76
• 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

-11.1% since first listed

5 events — show timeline

• 2026-05-29 Price Changed $199,999 GEPARMLS
• 2026-05-07 Listed $225,000 GEPARMLS
• 2013-05-24 Sold (Public Records) — Public Records
• 1992-10-27 Sold (Public Records) — Public Records
• 1992-10-27 Sold (Public Records) — Public Records

Property tax history

+15.7%/yr

Latest (2025): $5,373 · +34.0% YoY. Source: county tax records.