10016 Jamaica St · El Paso, TX 79924

$162,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 125 Days on market

Built 1962 6,026 sqft lot $101/sqft · 39% above area Est $117k · 39% over

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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 +17.0/30.0
• 1% rule +5.5/10.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy access to Trans Mountain Professional canopy carport..4 bedroom 1 full 1 3/4 bath .. An enclosed carport /2nd living area with laundry hookups Large kitchen Glass door to backyard This property needs some TLC and updating

Key facts

• Enclosed carport
• Large kitchen
• 6,026 sq ft lot

Tags

• PROFESSIONAL CANOPY CARPORT
• ENCLOSED CARPORT
• LARGE KITCHEN
• GLASS DOOR TO BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $143k (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 (+4.5%/yr); 241 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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 125 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $54k; list at $162k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.05% ✓
• Cap rate: 7.12%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.0

CMA / ARV

• ARV (median comp): $116,665
• List price: $162,000
• Delta: 38.86%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.5% rent growth · sell at horizon

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-16,484
• Equity at exit: $24,155

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $6,120
• Equity at exit: $14,007

Cash invested: $45,360 (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 79924

• Home prices YoY: -13.2%
• Rents YoY: 4.5%
• Active inventory: 241
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$850
• Tax from tax record: −$311 /mo · $3,731/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $111

Break-even live

Break-even rent $1,554

Max offer price $162,000

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10004 Odessa Ln El Paso, TX	4.0	2.0	1770	$1,495	$0.84	44d	1	0.24mi
5104 Paris Ave El Paso, TX	3.0	2.0	1196	$1,495	$1.25	3d	1	0.53mi
5205 Nome Ave El Paso, TX	4.0	2.0	1788	$1,995	$1.12	23d	1	0.72mi
10288 Lakeview Dr El Paso, TX	4.0	2.0	2000	$1,925	$0.96	44d	1	0.75mi
10345 Biscaine St El Paso, TX	4.0	2.0	1778	$1,675	$0.94	23d	1	0.95mi
5516 Fairbanks Dr El Paso, TX	3.0	2.0	1303	$1,500	$1.15	44d	1	0.99mi
9820 Eloice Rd El Paso, TX	3.0	3.0	1824	$1,950	$1.07	14d	1	1.02mi
10429 Persephone Dr El Paso, TX	4.0	2.0	1238	$1,790	$1.45	3d	1	1.14mi
5613 Creston Ave El Paso, TX	3.0	2.0	1364	$1,550	$1.14	3d	1	1.20mi
10096 Ontario St El Paso, TX	4.0	2.0	1774	$1,859	$1.05	44d	1	1.29mi
10521 Gala Pl El Paso, TX	3.0	2.0	1346	$1,485	$1.10	44d	1	1.40mi
5012 Salem Dr El Paso, TX	3.0	2.0	1306	$1,850	$1.42	23d	1	1.43mi
5724 Saluki Dr Unit B El Paso, TX	3.0	2.0	1189	$1,325	$1.11	44d	1	1.46mi

Listing history 8 events

1. 2026-05-31
   status $162,000 Pending 125 DOM
2. 2026-05-31
   days on market $162,000 Active 125 DOM
3. 2026-03-23
   price $162,000 230-char remark

   Show marketing remark (230 chars)

   Easy access to Trans Mountain Professional canopy carport..4 bedroom 1 full 1 3/4 bath .. An enclosed carport /2nd living area with laundry hookups Large kitchen Glass door to backyard This property needs some TLC and updating

4. 2026-01-26
   listed $170,000 Active 230-char remark

   Show marketing remark (230 chars)

   Easy access to Trans Mountain Professional canopy carport..4 bedroom 1 full 1 3/4 bath .. An enclosed carport /2nd living area with laundry hookups Large kitchen Glass door to backyard This property needs some TLC and updating

5. 2025-12-31
   historical
6. 2025-08-27
   listed $176,500 Active
7. 1996-08-02
   soldstatus $54,500
8. 1984-08-10
   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: $3,731 · $311/mo
• Projected year-2 tax: $3,731 · $311/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 8 d/yr ≥100°F today · 30 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: $20,341
• − Mortgage interest: −$9,075
• − Property taxes: −$3,731
• − Insurance: −$810
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$4,713
• Taxable loss: −$1,242
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $1,632/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): 60,364
• Household income: $56,976
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1903.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 35% White 16% Black 7% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 66% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 42% English-only · Spanish 56% German/W. Germanic 1% Korean 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: ▼ -40.46%
• Current HPI: 265.8729
• Rent YoY: ▲ 4.50%
• 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

+197.2% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $162,000 GEPARMLS
• 2026-01-26 Listed $170,000 GEPARMLS
• 2025-12-31 Listing Removed — GEPARMLS
• 2025-08-27 Listed $176,500 GEPARMLS
• 1996-08-02 Sold (Public Records) $54,500 Public Records
• 1984-08-10 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $3,731 · +12.0% YoY. Source: county tax records.