5633 Manila Dr · El Paso, TX 79924

$109,000

2 bd · 1.0 ba · 1,279 sqft · SingleFamily public records · 10 Days on market

Built 1957 6,621 sqft lot Est $191k · 43% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.9/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity to acquire a 1,279 sq ft, 2-bedroom, 1.5-bath single-family home with strong value-add potential. This property is ideal for investors, flippers, or buyers looking for a renovation project with the opportunity to build equity through improvements. The home will require repairs and updates, making it a strong candidate for a full renovation, resale project, or long-term rental investment. With a functional floor plan and solid potential, this property offers an opportunity to maximize value and create a space tailored to today's market. Property is being sold AS-IS. No repairs will be made by the seller. Buyer to perform their own due diligence. Whether you're searching for your

Key facts

• 6,621 sq ft lot
• 2 parking spots
• Built 1957

Property features AI

Finance

• Other: Possession at closing/funding; Listing is active and offered under exclusive right to sell
• Financial info: Treat as clear loan type; No second mortgage
• HOA & community: No association

Exterior

• Parking: Carport with 2 spaces; Outside parking
• Utilities: Municipal utility district: No; Other utilities
• Home design: Single family residence; Residential property; Built in 1957; One story
• Construction: Year built 1957
• Exterior features: Lot in the Sahara subdivision; Less than 0.5 acre lot

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms (Primary bedroom on first level, approx. 10 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: One-level layout; One living area; One dining area; Other interior features
• Laundry & utility: No specific laundry/utility features listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

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: Terrace Hills Middle (math 17% / reading 24%); Irvin H S (math 27% / reading 19%, grade F, #1,348 of 1,632 statewide, top 83%, 987 students, 98% FRL) — zoned schools average 98% FRL vs 65% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 248 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 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 + 4.5% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $109,000

Questions for the listing agent

1. Built in 1957 — 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: 1.29% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $190,571
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9500 Verbena Dr	0.71mi	3/2.0 (+1)	1,106 (-14%)	5mo	$164,999	$149	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,858
• Equity at exit: $16,252

10-year hold

• IRR: 12.8%
• Equity multiple: 2.09×
• Total profit: $33,308
• Equity at exit: $9,424

Cash invested: $30,520 (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: 248
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,408 high
• Mortgage (P&I): −$572
• Tax from tax record: −$224 /mo · $2,682/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $271

Break-even live

Break-even rent $1,064

Max offer price $109,000

Occupancy floor 76%

Sensitivity live

Price	-10% $333	-5% $302	+0% $271	+5% $241	+10% $210
Rent	-10% $160	-5% $216	+0% $271	+5% $327	+10% $383
Rate	-1.0pp $326	-0.5pp $299	base $271	+0.5pp $243	+1.0pp $214

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5724 Saluki Dr Unit B El Paso, TX	3.0	2.0	1189	$1,325	$1.11	45d	1	0.08mi
9779 McCombs St Unit A-3 El Paso, TX	3.0	2.0	1368	$1,495	$1.09	45d	1	0.12mi
9779 McCombs St Apt E4 El Paso, TX	2.0	2.0	1220	$1,395	$1.14	45d	1	0.12mi
9779 McCombs St Unit A-8 El Paso, TX	3.0	2.0	1220	$1,495	$1.23	25d	1	0.12mi
9820 Eloice Rd El Paso, TX	3.0	3.0	1824	$1,950	$1.07	16d	1	0.39mi
5945 Tautoga Dr El Paso, TX	3.0	2.0	1404	$1,550	$1.10	16d	1	0.52mi
5516 Fairbanks Dr El Paso, TX	3.0	2.0	1303	$1,500	$1.15	45d	1	0.69mi
5725 Waycross Ave El Paso, TX	3.0	2.0	1240	$1,425	$1.15	25d	1	0.82mi
5104 Paris Ave El Paso, TX	3.0	2.0	1196	$1,495	$1.25	4d	1	0.87mi
5613 Creston Ave El Paso, TX	3.0	2.0	1364	$1,550	$1.14	4d	1	0.91mi
10132 Dyer St Unit 8 El Paso, TX	3.0	2.5	1510	$1,300	$0.86	4d	1	0.95mi
9406 Montgomery Dr El Paso, TX	3.0	2.0	1661	$1,500	$0.90	4d	1	0.96mi
5249 Wren Ave El Paso, TX	1.0–3.0	1.0–2.0	850	$940	$1.11	4d	9	1.01mi
10028 Cross St El Paso, TX	3.0	3.0	1230	$1,599	$1.30	12d	1	1.08mi
5947 Deer Ave El Paso, TX	2.0	1.0	893	$1,250	$1.40	16d	1	1.11mi
6262 Woodrow Bean Transmountain Unit 2 El Paso, TX	2.0	2.5	1000	$1,345	$1.34	45d	1	1.13mi
10202 Niagara Falls Pl El Paso, TX	3.0	1.5	1077	$1,295	$1.20	45d	1	1.16mi
10037 Oakwood Dr El Paso, TX	3.0	1.5	1039	$1,200	$1.15	45d	1	1.17mi
5944 Bridalveil Dr El Paso, TX	2.0	2.0	912	$1,250	$1.37	25d	1	1.17mi
10208 Niagara Falls Pl El Paso, TX	2.0	1.0	1050	$1,250	$1.19	45d	1	1.17mi
5732 Arrowhead Dr El Paso, TX	3.0	1.0	957	$1,175	$1.23	45d	1	1.18mi
5741 Arrowhead Dr El Paso, TX	3.0	2.0	1080	$1,175	$1.09	45d	1	1.21mi
5140 Tropicana Ave El Paso, TX	3.0	1.0	998	$1,100	$1.10	13d	1	1.28mi
5140 Tropicana Ave El Paso, TX	3.0	1.0	998	$1,050	$1.05	4d	1	1.28mi
10125 Racoon Dr El Paso, TX	3.0	2.0	1194	$1,395	$1.17	25d	1	1.31mi
10021 Railroad Dr #402 El Paso, TX	2.0	2.0	989	$1,100	$1.11	45d	1	1.32mi
10051 Railroad Dr Unit 202 El Paso, TX	2.0	2.0	989	$975	$0.99	25d	1	1.39mi
10344 Redwood St El Paso, TX	3.0	2.0	1179	$1,275	$1.08	25d	1	1.39mi
10051 Railroad Dr Unit 704 El Paso, TX	2.0	2.0	989	$975	$0.99	16d	1	1.39mi
10051 Railroad Dr Unit 502 El Paso, TX	3.0	2.5	1168	$1,250	$1.07	4d	1	1.39mi
10051 Railroad Dr Unit 704 El Paso, TX	2.0	2.0	989	$975	$0.99	45d	1	1.39mi
10051 Railroad Dr #802 El Paso, TX	3.0	2.5	1189	$1,250	$1.05	45d	1	1.39mi
5912 Cielo Del Rey Pl Unit B El Paso, TX	3.0	2.5	1200	$1,500	$1.25	45d	1	1.41mi
5904 Cielo Del Rey Pl Unit A El Paso, TX	3.0	2.5	1165	$1,395	$1.20	4d	1	1.42mi
5916 Cielo Del Rey Pl Unit A El Paso, TX	3.0	2.5	1165	$1,250	$1.07	25d	1	1.42mi

Listing history 9 events

1. 2026-06-15
   statusdays on market $109,000 Pending 10 DOM
2. 2026-06-13
   days on market $109,000 Active Option Contract 9 DOM
3. 2026-06-13
   days on market $109,000 Active Option Contract 8 DOM
4. 2026-06-10
   days on market $109,000 Active Option Contract 6 DOM
5. 2026-06-09
   days on market $109,000 Active Option Contract 5 DOM
6. 2026-06-08
   days on market $109,000 Active Option Contract 4 DOM
7. 2026-06-07
   statusdays on market $109,000 Active Option Contract 3 DOM
8. 2026-06-05
   remarks 699-char remark
9. 2026-06-05
   listed $109,000 Active 1 DOM

ⓘ 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: $2,682 · $224/mo
• Projected year-2 tax: $2,682 · $224/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $16,891
• − Mortgage interest: −$6,106
• − Property taxes: −$2,682
• − Insurance: −$545
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,171
• Taxable income: $1,685
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $2,853/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

8 events — show timeline

• 2026-06-04 Listed $109,000 NTREIS
• 2026-04-16 Sold (Public Records) — Public Records
• 2026-04-16 Sold (Public Records) — Public Records
• 2026-04-16 Sold (Public Records) — Public Records
• 2026-04-16 Sold (Public Records) — Public Records
• 2026-04-01 Sold (Public Records) — Public Records
• 2026-04-01 Sold (Public Records) — Public Records
• 1988-05-16 Sold (Public Records) — Public Records

Property tax history

+11.4%/yr

Latest (2025): $2,682 · +22.2% YoY. Source: county tax records.