917 Marigold Way · El Paso, TX 79907

$178,000

4 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 57 Days on market

Built 1973 6,600 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 +12.9/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

Key facts

• Large yard
• 6,600 sq ft lot
• Built 1973

Tags

• WOOD STYLE TILE FLOORING
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $178k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (9.2% below list).
• Recommended offer: $162k (9.2% 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+.
• 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: Del Valle El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 465 students, 88% FRL); Del Valle H S (math 48% / reading 41%, grade F, #652 of 1,632 statewide, top 43%, 1,957 students, 78% FRL).
• Market conditions: Rents rising fast (+11.8%/yr); 103 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $1,616/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 1390% 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 $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 57 days — a 3% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $161,601 (9.2% 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 57 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-21,061
• Equity at exit: $26,540

10-year hold

• IRR: 4.4%
• Equity multiple: 1.40×
• Total profit: $19,724
• Equity at exit: $15,390

Cash invested: $49,840 (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 79907

• Home prices YoY: -9.8%
• Rents YoY: 11.8%
• Active inventory: 103
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$933
• Tax from tax record: −$282 /mo · $3,383/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-13

Break-even live

Break-even rent $1,632

Max offer price $175,730

Occupancy floor 96%

Sensitivity live

Price	-10% $88	-5% $38	+0% $-13	+5% $-63	+10% $-114
Rent	-10% $-141	-5% $-77	+0% $-13	+5% $51	+10% $115
Rate	-1.0pp $77	-0.5pp $32	base $-13	+0.5pp $-59	+1.0pp $-106

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9101 Tenango Dr El Paso, TX	3.0	2.0	1000	$1,500	$1.50	45d	1	0.51mi
9397 Senor Tedd Way Unit A El Paso, TX	4.0	2.5	1600	$1,795	$1.12	25d	1	1.00mi
849 Montera Rd Unit 1 El Paso, TX	3.0	1.5	1058	$1,150	$1.09	45d	1	1.18mi
9467 Landry McKee Ln Unit B El Paso, TX	3.0	2.0	1230	$1,575	$1.28	45d	1	1.22mi
9488 Landry McKee Ln Unit B El Paso, TX	3.0	2.0	1200	$1,295	$1.08	45d	1	1.29mi
9488 Landry McKee Ln Unit A El Paso, TX	3.0	2.0	1200	$1,195	$1.00	16d	1	1.29mi
943 Montera Rd El Paso, TX	4.0	2.0	1618	$1,550	$0.96	4d	1	1.30mi
8517 Del Rivers El Paso, TX	4.0	2.0	1478	$1,675	$1.13	25d	1	1.42mi
226 New Haven Dr El Paso, TX	3.0	1.0	1200	$1,600	$1.33	4d	1	1.47mi

Listing history 19 events

1. 2026-06-09
   status $178,000 Pending 57 DOM
2. 2026-06-08
   days on market $178,000 Active Under Contract 57 DOM
3. 2026-06-07
   days on market $178,000 Active Under Contract 56 DOM
4. 2026-06-05
   days on market $178,000 Active Under Contract 53 DOM
5. 2026-06-03
   days on market $178,000 Active Under Contract 52 DOM
6. 2026-06-03
   days on market $178,000 Active Under Contract 51 DOM
7. 2026-06-01
   days on market $178,000 Active Under Contract 50 DOM
8. 2026-05-31
   days on market $178,000 Active Under Contract 49 DOM
9. 2026-05-19
   status Active 979-char remark

   Show marketing remark (979 chars)

   Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

10. 2026-05-15
    historical Active Under Contract 979-char remark

    Show marketing remark (979 chars)

    Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

11. 2026-05-01
    status Active 979-char remark

    Show marketing remark (979 chars)

    Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

12. 2026-04-28
    status Pending 979-char remark

    Show marketing remark (979 chars)

    Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

13. 2026-04-27
    historical Active Under Contract 979-char remark

    Show marketing remark (979 chars)

    Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

14. 2026-04-09
    listed $178,000 Active 979-char remark

    Show marketing remark (979 chars)

    Homes in the Lower Valley don't come up often, and when they do, they don't sit for long. This is one of those opportunities. Proudly owned and cared for by the same owner over the years, this home reflects a quiet kind of pride. Updates have been done gradually and thoughtfully, never overdone, just the right touches in the right places. The wood-style tile flooring runs throughout, giving the home a clean, cohesive feel that's both practical and timeless. Step outside and you'll find a large yard with plenty of room to grow into, whether that means gatherings, gardening, or simply enjoying the extra space that's getting harder to find. What truly sets this home apart is the neighborhood itself. This is a place where people stay. Where neighbors know each other, and turnover is rare. It has a sense of stability that you just don't see in most parts of the city anymore. It's not just a home, it's a chance to be part of a community that people hold onto.

15. 2018-12-07
    historical
16. 2007-05-31
    soldstatus
17. 2007-05-29
    soldstatus
18. 2006-06-14
    soldstatus
19. 2003-09-16
    listed $64,000

ⓘ 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: $3,383 · $282/mo
• Projected year-2 tax: $3,383 · $282/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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: $19,392
• − Mortgage interest: −$9,971
• − Property taxes: −$3,383
• − Insurance: −$890
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − Depreciation: −$5,178
• Taxable loss: −$3,132
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $598/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): 46,365
• Household income: $41,617
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1390.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 42% White 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 28% · Canada
• Languages at home: 21% English-only · Spanish 78%

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: ▼ -27.34%
• Current HPI: 251.9374
• Rent YoY: ▲ 11.79%
• 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

+178.1% since first listed

11 events — show timeline

• 2026-05-19 Relisted — GEPARMLS
• 2026-05-15 Contingent — GEPARMLS
• 2026-05-01 Relisted — GEPARMLS
• 2026-04-28 Pending — GEPARMLS
• 2026-04-27 Contingent — GEPARMLS
• 2026-04-09 Listed $178,000 GEPARMLS
• 2018-12-07 Listing Removed — GEPARMLS
• 2007-05-31 Sold (Public Records) — Public Records
• 2007-05-29 Sold (Public Records) — Public Records
• 2006-06-14 Sold (Public Records) — Public Records
• 2003-09-16 Listed $64,000 GEPARMLS

Property tax history

+5.2%/yr

Latest (2025): $3,383 · +10.7% YoY. Source: county tax records.