11901 Mesquite Rock Dr · El Paso, TX 79934

$180,000

3 bd · 2.5 ba · 1,824 sqft · SingleFamily public records · 153 Days on market

Built 2007 5,374 sqft lot $99/sqft · 34% below area Est $272k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special or perfect opportunity for a buyer ready to add their personal touch! This home is located in a desirable neighborhood and offers great potential to bring it back to life. With some TLC, including completing the kitchen, installing a water heater, refreshing the interior paint, and updating the carpet, this property can truly shine. Priced at a discount to reflect its current condition, this is a great chance to add value and make it your own. Buyer must assume the solar panel/water softener loan

Key facts

• 5,374 sq ft lot
• 2 garage spots
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-32 ($-381/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (3.1% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (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.
• Zoned schools: Desertaire El (math 29% / reading 34%, grade F, #2,396 of 4,322 statewide, top 56%, 589 students, 82% FRL); Parkland Pre-Engineering Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 1,166 students, 83% FRL); Parkland H S (math 29% / reading 42%, grade F, #941 of 1,632 statewide, top 58%, 1,674 students, 71% FRL).
• Market conditions: Rents rising (+1.4%/yr); 296 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% 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 $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 153 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; 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: property tax is 4.0% of price.
• Climate carrying-cost: extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,400 (12.0% 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. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 7.5

CMA / ARV

• ARV (median comp): $272,219
• List price: $180,000
• Delta: -33.88%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.32×
• Total profit: $-34,189
• Equity at exit: $26,839

10-year hold

• IRR: -17.6%
• Equity multiple: 0.12×
• Total profit: $-44,252
• Equity at exit: $15,563

Cash invested: $50,400 (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 79934

• Home prices YoY: -13.1%
• Rents YoY: 1.4%
• Active inventory: 296
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$944
• Tax from tax record: −$597 /mo · $7,162/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-32

Break-even live

Break-even rent $2,045

Max offer price $174,384

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $19	+0% $-32	+5% $-83	+10% $-134
Rent	-10% $-190	-5% $-111	+0% $-32	+5% $47	+10% $127
Rate	-1.0pp $59	-0.5pp $14	base $-32	+0.5pp $-78	+1.0pp $-126

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11961 Mesquite Miel Dr El Paso, TX	4.0	2.5	2328	$1,950	$0.84	4d	1	0.12mi
7133 Mesquite Tree Ln El Paso, TX	3.0	2.0	1886	$1,895	$1.00	4d	1	0.26mi
12037 Copper Mine Ln El Paso, TX	3.0	2.0	1330	$1,850	$1.39	25d	1	0.40mi
7041 Falling Leaf Cir El Paso, TX	4.0	2.5	1975	$1,950	$0.99	16d	1	0.40mi
7041 Falling Leaf Cir El Paso, TX	4.0	2.5	1974	$1,950	$0.99	13d	1	0.40mi
7321 Brick Dust St El Paso, TX	4.0	2.5	1462	$1,650	$1.13	45d	1	0.54mi
12148 Cherry Wood Ln El Paso, TX	3.0	2.0	1267	$1,750	$1.38	12d	1	0.61mi
7244 Long Meadow Dr El Paso, TX	3.0	2.0	1441	$1,550	$1.08	21d	1	0.66mi
6952 Black Mesquite Dr El Paso, TX	3.0	2.5	1732	$1,900	$1.10	23d	1	0.73mi
12185 Copper Valley Ln El Paso, TX	4.0	2.5	2024	$2,250	$1.11	4d	1	0.79mi
12185 Copper Valley Ln El Paso, TX	4.0	2.5	2024	$2,250	$1.11	25d	1	0.79mi
12329 Jack Vowell Way El Paso, TX	4.0	2.0	1708	$2,200	$1.29	4d	1	1.07mi
12316 Anson Mills Way El Paso, TX	3.0	2.0	1465	$2,200	$1.50	45d	1	1.13mi
7480 Rio Rimac Dr El Paso, TX	4.0	2.0	1455	$2,000	$1.37	45d	1	1.31mi
12433 Polo Norte Dr El Paso, TX	3.0	2.0	1585	$1,950	$1.23	21d	1	1.36mi
12433 Polo Norte Dr El Paso, TX	3.0	2.0	1583	$1,950	$1.23	45d	1	1.36mi

Listing history 23 events

1. 2026-06-22
   days on market $180,000 Active 153 DOM
2. 2026-06-18
   days on market $180,000 Active 150 DOM
3. 2026-06-17
   days on market $180,000 Active 149 DOM
4. 2026-06-16
   days on market $180,000 Active 148 DOM
5. 2026-06-15
   days on market $180,000 Active 147 DOM
6. 2026-06-13
   days on market $180,000 Active 145 DOM
7. 2026-06-10
   days on market $180,000 Active 142 DOM
8. 2026-06-09
   days on market $180,000 Active 141 DOM
9. 2026-06-08
   days on market $180,000 Active 140 DOM
10. 2026-06-07
    days on market $180,000 Active 139 DOM
11. 2026-06-05
    days on market $180,000 Active 136 DOM
12. 2026-06-03
    days on market $180,000 Active 135 DOM
13. 2026-06-03
    days on market $180,000 Active 134 DOM
14. 2026-06-01
    days on market $180,000 Active 133 DOM
15. 2026-05-31
    days on market $180,000 Active 132 DOM
16. 2026-02-18
    price $180,000 518-char remark

    Show marketing remark (518 chars)

    Investor special or perfect opportunity for a buyer ready to add their personal touch! This home is located in a desirable neighborhood and offers great potential to bring it back to life. With some TLC, including completing the kitchen, installing a water heater, refreshing the interior paint, and updating the carpet, this property can truly shine. Priced at a discount to reflect its current condition, this is a great chance to add value and make it your own. Buyer must assume the solar panel/water softener loan

17. 2026-01-19
    listed $190,000 Active 518-char remark

    Show marketing remark (518 chars)

    Investor special or perfect opportunity for a buyer ready to add their personal touch! This home is located in a desirable neighborhood and offers great potential to bring it back to life. With some TLC, including completing the kitchen, installing a water heater, refreshing the interior paint, and updating the carpet, this property can truly shine. Priced at a discount to reflect its current condition, this is a great chance to add value and make it your own. Buyer must assume the solar panel/water softener loan

18. 2020-09-10
    soldstatus $159,984
19. 2020-09-10
    soldstatus $159,984
20. 2020-08-03
    status Pending
21. 2020-07-17
    listed $149,900 Active
22. 2007-10-31
    historical
23. 2007-08-24
    listed $118,950

ⓘ 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: $7,162 · $597/mo
• Projected year-2 tax: $7,162 · $597/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 FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 5 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,060
• − Mortgage interest: −$10,083
• − Property taxes: −$7,162
• − Insurance: −$900
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$5,236
• Taxable loss: −$3,170
• Est. tax savings @ 24.0%: +$761
• After-tax cash flow: $379/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): 28,861
• Household income: $77,754
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 795.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 34% White 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 57% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 15% · Canada, South Korea, Vietnam
• Languages at home: 54% English-only · Spanish 42% Korean 1% French/Haitian/Cajun 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: ▼ -34.63%
• Current HPI: 229.688
• Rent YoY: ▲ 1.36%
• 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

+51.3% since first listed

8 events — show timeline

• 2026-02-18 Price Changed $180,000 GEPARMLS
• 2026-01-19 Listed $190,000 GEPARMLS
• 2020-09-10 Sold (Public Records) $159,984 Public Records
• 2020-09-10 Sold (Public Records) $159,984 Public Records
• 2020-08-03 Pending — GEPARMLS
• 2020-07-17 Listed $149,900 GEPARMLS
• 2007-10-31 Listing Removed — GEPARMLS
• 2007-08-24 Listed $118,950 GEPARMLS

Property tax history

+6.7%/yr

Latest (2025): $7,162 · +8.7% YoY. Source: county tax records.