17555 Camino Monte Vis · Butterfield, TX 79938

$179,000

3 bd · 2.0 ba · 924 sqft · SingleFamily · 45 Days on market

Built 2017 1.61 ac 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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Livability +1.6/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

This 2017 home sits on 1.61 acres with beautiful mountain views in all directions and expansive outdoor living space. Designated as real property so you can qualify for more lending options. Watch the sun rise from the 12x24 open porch at the front of the house and see sunsets from the fully screened-in 12x12 back porch. This is a well maintained manufactured home with LOTS of upgrades. Including sink and shower hardware, 2 kitchen sky lights, a 4 year old shingled roof, 4 ton heat pump for maximum A/C power, and lots more! Storage shed is on the meticulously kept property along with a 3500-gallon water tank. Many appliances and some furniture can go with the sale as well. Convenient to tow

Key facts

• 1.61 acre lot
• Built 2017
• Listed 44 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured home
• Construction: Vinyl siding; Shingle roof; Mobile home width 14 ft; Mobile home length 66 ft; Total building area approximately 924
• Exterior features: Skirting; Gas grill; Handicapped accessible exterior; Back yard access; Front yard fencing; Covered, enclosed, open and screened patio/porch options

Interior

• Kitchen: Free-standing gas oven; Gas cooktop; Range hood; Refrigerator
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Refrigerated cooling; Heat pump cooling; Ceiling fans
• Interior features: Cable TV; Ceiling fans; Handicap accessible; High-speed internet; Pantry; Sun room; Walk-in closets; Blinds and drapes
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $69 ($828/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 $165k (7.6% below list).
• Recommended offer: $165k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 32/100 on livability (#1,682 in TX) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Clint ISD (suburban): math 14% / reading 22% proficiency, ranked #792 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Red Sands El (math 12% / reading 18%, grade F, #4,005 of 4,322 statewide, top 93%, 587 students, 89% FRL); East Montana Middle (math 8% / reading 15%, grade F, #1,629 of 1,662 statewide, top 98%, 569 students, 84% FRL); Mountain View H S (math 8% / reading 26%, grade F, #1,496 of 1,632 statewide, top 92%, 807 students, 82% FRL) — zoned schools average 85% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 1196 active listings in the ZIP; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,321 (7.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.0

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-26,135
• Equity at exit: $26,689

10-year hold

• IRR: -7.7%
• Equity multiple: 0.54×
• Total profit: $-23,235
• Equity at exit: $15,477

Cash invested: $50,120 (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: 1196
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $69

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $131	+0% $69	+5% $7	+10% $-55
Rent	-10% $-62	-5% $4	+0% $69	+5% $134	+10% $200
Rate	-1.0pp $159	-0.5pp $115	base $69	+0.5pp $23	+1.0pp $-25

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $179,000 Active 45 DOM
2. 2026-06-18
   days on market $179,000 Active 42 DOM
3. 2026-06-17
   days on market $179,000 Active 41 DOM
4. 2026-06-16
   days on market $179,000 Active 40 DOM
5. 2026-06-15
   days on market $179,000 Active 39 DOM
6. 2026-06-13
   days on market $179,000 Active 37 DOM
7. 2026-06-10
   days on market $179,000 Active 34 DOM
8. 2026-06-09
   days on market $179,000 Active 33 DOM
9. 2026-06-08
   days on market $179,000 Active 32 DOM
10. 2026-06-07
    days on market $179,000 Active 31 DOM
11. 2026-06-03
    days on market $179,000 Active 27 DOM
12. 2026-06-03
    days on market $179,000 Active 26 DOM
13. 2026-06-01
    days on market $179,000 Active 25 DOM
14. 2026-05-31
    days on market $179,000 Active 24 DOM
15. 2026-05-07
    listed $179,000 Active 815-char remark
16. 2025-09-29
    soldstatus
17. 1995-07-17
    soldstatus

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

Taxation est. · year 1

• Rental income: $19,839
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − Depreciation: −$5,207
• Taxable loss: −$2,150
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,344/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: Clint ISD
• NCES district ID: 4814430
• Math proficiency: 14% ▼ -32.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $37,490
• Composite: 15.03/100
• National rank: #9356
• State rank: #792 of 826 in TX

Livability — Butterfield

• Score: 32/100
• State rank: #1682
• US rank: #27819

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: El Paso County · 761,266 people
• 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

3 events — show timeline

• 2026-05-07 Listed $179,000 GEPARMLS
• 2025-09-29 Sold (Public Records) — Public Records
• 1995-07-17 Sold (Public Records) — Public Records

Property tax history

+76.1%/yr

Latest (2025): $35 · +11222.6% YoY. Source: county tax records.