14304 Arthur Ashe Ct Unit A & B · El Paso, TX 79938

$359,000

None bd · None ba · 2,282 sqft · MultiFamily · 20 Days on market

Built 2011 8,712 sqft lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Welcome to a turnkey Eastside duplex located in a private cul-de-sac in the Tierra Del Este subdivision! This 1-story property is an investor's dream, or the perfect opportunity for an owner-occupant to live in one unit while renting out the other! Unit A features 2BD/2BA with 996 sq. ft. , while Unit B offers 3BD/2BA with 1289 sq. ft. Both units provide open living areas equipped with refrigerated A/C, a mix of carpet and tile flooring, and a full appliance package including refrigerators. Each unit features a spacious, attached 1-car garage with laundry hookups & extra storage. Outside, expansive backyards enhance the property's appeal, offering plenty of space for recreation or fut

Key facts

• Expansive backyards
• Turnkey duplex
• Open living areas

Tags

• TURNKEY DUPLEX
• PRIVATE CUL-DE-SAC
• OPEN LIVING AREAS
• REFRIGERATED A/C
• FULL APPLIANCE PACKAGE
• EXPANSIVE BACKYARDS

Property features AI

Exterior

• Parking: Garage with 1 space; 1 parking space per unit
• Utilities: Community sewer; Natural gas available; Underground utilities
• Home design: Duplex; Total building area approximately 2,282
• Construction: Adobe and stucco exterior; Composition/Shingle roof
• Exterior features: Composition/shingle roof; Adobe and stucco construction; Lot approximately 0.2 acre

Interior

• Kitchen: Refrigerator; Microwave; Free‑standing gas oven; Dishwasher
• Flooring: Ceramic tile; Carpet; Laminate; Wood
• Heating & cooling: Central heating with forced air and natural gas; Refrigerated cooling
• Interior features: Tile, carpet, laminate, and wood flooring; See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a 1×2bd/2ba + 1×3bd/2ba units multifamily listed at $359k.

Deal economics

• At list price, monthly cash flow is $-71 ($-848/yr) — negative. Per door: $-35/mo.
• To cash-flow at today's rent, offer at most $349k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $305k (15.0% below list).
• Recommended offer: $305k (15.0% below list) — sets the bar for 1% rule.

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+.
• 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: Spec Rafael Hernando Middle (math 27% / reading 28%, grade F, #1,156 of 1,662 statewide, top 71%, 752 students, 72% FRL); Pebble Hills H S (math 21% / reading 47%, grade F, #1,002 of 1,632 statewide, top 62%, 2,888 students, 63% FRL) — zoned schools at 68% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 1183 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $3,051/mo this rent would consume 47% of the median local household income ($77k/yr) (locally 900% 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 $2k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $305,100 (15.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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 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: 0.85% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.84%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.35×
• Total profit: $-65,488
• Equity at exit: $53,528

10-year hold

• IRR: -13.2%
• Equity multiple: 0.26×
• Total profit: $-74,147
• Equity at exit: $31,040

Cash invested: $100,520 (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 79938

• Home prices YoY: -8.6%
• Rents YoY: 2.1%
• Active inventory: 1183
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $3,051 high
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$641
• Net cashflow: $-71

Break-even live

Break-even rent $3,140

Max offer price $348,773

Occupancy floor 97%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$1,469
1× unit	3	2	$1,581
Total (2 units)			$3,051

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14272 Lasso Rock Dr El Paso, TX	3.0	2.0	1785	$1,650	$0.92	14d	1	0.17mi
2417 Sparrow Point St El Paso, TX	3.0	2.5	1816	$1,700	$0.94	43d	1	0.26mi
14220 Firewood Dr El Paso, TX	3.0	2.5	1653	$1,800	$1.09	43d	1	0.43mi
2240 Decamp Point Pl El Paso, TX	3.0	2.5	1593	$1,800	$1.13	11d	1	0.48mi
14267 John Scagno El Paso, TX	3.0	2.0	1951	$2,100	$1.08	43d	1	0.81mi
3133 Clearbrook Pl El Paso, TX	3.0	2.0	2155	$2,035	$0.94	23d	1	0.84mi
3249 Emerald Point Dr El Paso, TX	3.0	2.5	2351	$2,000	$0.85	11d	1	0.95mi
14628 Rockbridge Ave El Paso, TX	3.0	2.0	1608	$1,595	$0.99	21d	1	1.00mi
14613 Sunny Land Ave El Paso, TX	3.0	2.5	2502	$2,235	$0.89	3d	1	1.02mi
14241 Smokey Point Dr El Paso, TX	3.0	2.0	1604	$1,850	$1.15	43d	1	1.06mi
3237 Christian Cunningham El Paso, TX	3.0	2.0	1660	$1,895	$1.14	3d	1	1.11mi
14205 Spanish Point Dr El Paso, TX	3.0	2.5	1640	$1,800	$1.10	43d	1	1.12mi
3329 Scarlet Point Dr El Paso, TX	3.0	2.0	1623	$1,650	$1.02	43d	1	1.13mi
14176 Charles Pollock Ave El Paso, TX	3.0	3.0	1617	$1,795	$1.11	43d	1	1.14mi
2853 Time Rock Pl El Paso, TX	3.0	3.0	2075	$1,995	$0.96	43d	1	1.16mi
14267 Pacific Point Dr El Paso, TX	3.0	2.5	1592	$1,750	$1.10	43d	1	1.21mi
3144 Hidden Creek Dr El Paso, TX	3.0	2.5	2258	$1,995	$0.88	14d	1	1.28mi
14258 Loma Esmeralda Dr El Paso, TX	3.0	2.0	1676	$2,250	$1.34	14d	1	1.40mi
12867 Hidden Grove Dr El Paso, TX	3.0	2.5	2408	$2,650	$1.10	14d	1	1.40mi

Listing history 13 events

1. 2026-06-05
   statusdays on market $359,000 Pending 20 DOM
2. 2026-06-03
   days on market $359,000 Active 19 DOM
3. 2026-06-03
   days on market $359,000 Active 18 DOM
4. 2026-06-01
   days on market $359,000 Active 17 DOM
5. 2026-05-31
   days on market $359,000 Active 16 DOM
6. 2026-05-12
   listed $359,000 Active 1023-char remark
7. 2017-11-28
   status Pending
8. 2017-10-27
   listed $237,000 Active
9. 2016-10-31
   historical
10. 2016-08-21
    price $218,000
11. 2016-05-05
    listed $225,000 Active
12. 2012-02-02
    historical
13. 2011-06-14
    listed $199,950

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°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: $36,612
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,929
• − Management: −$2,929
• − Depreciation: −$10,444
• Taxable loss: −$6,979
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $827/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 — 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): 99,621
• Household income: $77,272
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 900.0

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 (83%)
• Race & ethnicity: Hispanic / Latino 83% Two or more races 42% White 10% Black 4%
• Hispanic origin (detail): Mexican 76% Puerto Rican 1%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 20% · Canada, Guatemala
• Languages at home: 36% English-only · Spanish 62%

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: ▼ -19.39%
• Current HPI: 207.2031
• Rent YoY: ▲ 2.06%
• 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

+79.5% since first listed

9 events — show timeline

• 2026-06-05 Pending — GEPARMLS
• 2026-05-12 Listed $359,000 GEPARMLS
• 2017-11-28 Pending — GEPARMLS
• 2017-10-27 Listed $237,000 GEPARMLS
• 2016-10-31 Listing Removed — GEPARMLS
• 2016-08-21 Price Changed $218,000 GEPARMLS
• 2016-05-05 Listed $225,000 GEPARMLS
• 2012-02-02 Listing Removed — GEPARMLS
• 2011-06-14 Listed $199,950 GEPARMLS