4318 Larchmont Dr · El Paso, TX 79902

$99,000

3 bd · 3.0 ba · 1,895 sqft · SingleFamily public records

Built 1955 10,383 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property to be sold ''As Is''. Great opportunity

Key facts

• 0.24 acre lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $863 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).

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.
• Zoned schools: Mesita El (math 27% / reading 52%, grade F, #1,545 of 4,322 statewide, top 38%, 940 students, 69% FRL); Wiggs Middle (math 47% / reading 46%, grade D+, #443 of 1,662 statewide, top 28%, 861 students, 72% FRL).
• Market conditions: Rents rising fast (+5.2%/yr); 118 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).
• At $1,958/mo this rent would consume 46% of the median local household income ($51k/yr) (locally 1380% 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.2% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.98% ✓
• Cap rate: 16.75%
• Cash-on-cash: 37.34%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.25% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 2.57×
• Total profit: $43,455
• Equity at exit: $14,761

10-year hold

• IRR: 43.7%
• Equity multiple: 5.62×
• Total profit: $128,172
• Equity at exit: $8,560

Cash invested: $27,720 (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 79902

• Home prices YoY: -23.1%
• Rents YoY: 5.2%
• Active inventory: 118
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $863

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 51%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4217 Canterbury Dr El Paso, TX	3.0	2.0	1827	$2,095	$1.15	44d	1	0.09mi
4312 Wallington Dr El Paso, TX	3.0	2.0	2220	$1,900	$0.86	19d	1	0.09mi
4004 Camelot Heights Dr Unit B El Paso, TX	4.0	3.5	1708	$2,350	$1.38	24d	1	0.39mi
3408 Hixson St El Paso, TX	3.0	2.0	1260	$2,600	$2.06	44d	1	0.75mi
294 Vaquero Ln Unit B El Paso, TX	2.0	2.5	1786	$2,250	$1.26	14d	1	0.81mi
4704 Pistolero Ln Unit A El Paso, TX	3.0	2.5	1856	$1,900	$1.02	14d	1	0.83mi
108 Vaquero Ln El Paso, TX	1.0–3.0	1.0–2.0	1020	$1,330	$1.30	44d	10	0.88mi
4800 N Stanton St El Paso, TX	2.0–3.0	2.0–3.5	1504	$2,100	$1.40	24d	2	0.94mi
4800 N Stanton St Unit 183 El Paso, TX	3.0	3.5	1936	$2,100	$1.08	21d	1	0.94mi
923 McKelligon Dr El Paso, TX	3.0	2.0	2186	$2,500	$1.14	44d	1	1.01mi
1104 Madeline Dr El Paso, TX	3.0	2.0	1584	$2,500	$1.58	44d	1	1.18mi
310 E Baltimore Dr Unit 1 El Paso, TX	2.0	2.0	1400	$1,700	$1.21	44d	1	1.21mi
461 Vin Benicarlo Pl El Paso, TX	2.0	2.5	1734	$2,450	$1.41	24d	1	1.26mi
611 New York Ave El Paso, TX	3.0	2.0	1555	$1,795	$1.15	14d	1	1.39mi

Listing history 2 events

1. 2026-06-19
   remarks 48-char remark
2. 2026-06-19
   listed $99,000 Pending

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,494
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$2,880
• Taxable income: $9,330
• Est. tax owed @ 24.0%: −$2,239
• After-tax cash flow: $8,111/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): 19,031
• Household income: $50,873
• Rent vs Own: 58.0% rent · 42.0% own
• Severe rent burden: 1380.0

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 (75%)
• Race & ethnicity: Hispanic / Latino 75% Two or more races 40% White 19% Black 2% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 71%
• Common ancestry: Slovak 1% American 1% Lithuanian 1%
• Foreign-born: 24% · Canada, India, China
• Languages at home: 33% English-only · Spanish 65% Other Asian/Pacific 1% Other Indo-European 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: ▼ -74.95%
• Current HPI: 249.5804
• Rent YoY: ▲ 5.25%
• 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

5 events — show timeline

• 2026-06-18 Listing Removed — GEPARMLS
• 2026-06-13 Listed $99,000 GEPARMLS
• 2026-04-08 Sold (Public Records) — Public Records
• 1984-03-21 Sold (Public Records) — Public Records
• 1976-08-01 Sold (Public Records) — Public Records

Property tax history

+4.4%/yr

Latest (2025): $5,640 · +12.5% YoY. Source: county tax records.