468 Spc Isaac Trujillo Dr Unit A & B · Socorro, TX 79927

$449,950

None bd · None ba · 3,176 sqft · MultiFamily · 299 Days on market

Built 2021 9,509 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 +8.9/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Schools +2.6/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Excellent Investment property. This duplex recently built in 2021 features each unit with 4-bedroom 2.5 bathroom living area and washer and dryer room and Double Car Garage. Both units have refrigerated air. Master bedroom is located on the first floor and all others on the second floor. Rock landscaping both front and back for low maintenance. Units 468,469,470,473,476 & 477 SPC Isaac Trujillo are all For Sale. Investors are welcomed. Please do not disturb tenants.

Key facts

• Rock landscaping
• Refrigerated air
• Recently built

Tags

• RECENTLY BUILT
• REFRIGERATED AIR
• ROCK LANDSCAPING
• WASHER AND DRYER ROOM

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/2.5-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative. Per door: $-182/mo.
• To cash-flow at today's rent, offer at most $397k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $348k (22.8% below list).
• Recommended offer: $348k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#830 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Escontrias Steam Academy (math 12% / reading 17%, grade F, #4,048 of 4,322 statewide, top 95%, 854 students, 88% FRL); Socorro Middle (math 14% / reading 27%, grade F, #1,407 of 1,662 statewide, top 86%, 540 students, 92% FRL); Socorro H S (math 13% / reading 35%, grade F, #1,333 of 1,632 statewide, top 82%, 2,484 students, 87% FRL) — zoned schools average 89% FRL vs 66% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.3%/yr); 218 active listings in the ZIP; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $3,475/mo this rent would consume 78% of the median local household income ($54k/yr) (locally 732% 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 (-0.9%/yr); year-one equity from $3k of loan paydown is wiped out by about $4k 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 299 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.

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 $347,500 (22.8% 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 299 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -8.5%
• Equity multiple: 0.62×
• Total profit: $-47,488
• Equity at exit: $110,047

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $2,253
• Equity at exit: $116,784

Cash invested: $125,986 (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 79927

• Home prices YoY: -0.4%
• Rents YoY: 5.3%
• Active inventory: 218
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $3,475 medium
• Mortgage (P&I): −$2,360
• Tax est. 1.5%: −$562 /mo · $6,749/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $-364

Break-even live

Break-even rent $3,936

Max offer price $397,242

Occupancy floor —

Sensitivity live

Price	-10% $-53	-5% $-209	+0% $-364	+5% $-520	+10% $-675
Rent	-10% $-639	-5% $-502	+0% $-364	+5% $-227	+10% $-90
Rate	-1.0pp $-138	-0.5pp $-250	base $-364	+0.5pp $-481	+1.0pp $-599

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2.5	$3,474
Total (2 units)			$3,475

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: $112,488
• Closing costs: $13,498
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $449,950 Active 299 DOM
2. 2026-06-18
   days on market $449,950 Active 296 DOM
3. 2026-06-17
   days on market $449,950 Active 295 DOM
4. 2026-06-16
   days on market $449,950 Active 294 DOM
5. 2026-06-15
   days on market $449,950 Active 293 DOM
6. 2026-06-13
   days on market $449,950 Active 291 DOM
7. 2026-06-10
   days on market $449,950 Active 288 DOM
8. 2026-06-09
   days on market $449,950 Active 287 DOM
9. 2026-06-08
   days on market $449,950 Active 286 DOM
10. 2026-06-07
    days on market $449,950 Active 285 DOM
11. 2026-06-05
    days on market $449,950 Active 282 DOM
12. 2026-06-03
    days on market $449,950 Active 281 DOM
13. 2026-06-03
    days on market $449,950 Active 280 DOM
14. 2026-06-01
    days on market $449,950 Active 279 DOM
15. 2026-05-31
    days on market $449,950 Active 278 DOM
16. 2025-08-26
    listed $449,950 Active 479-char remark

    Show marketing remark (479 chars)

    Excellent Investment property. This duplex recently built in 2021 features each unit with 4-bedroom 2.5 bathroom living area and washer and dryer room and Double Car Garage. Both units have refrigerated air. Master bedroom is located on the first floor and all others on the second floor. Rock landscaping both front and back for low maintenance. Units 468,469,470,473,476 & 477 SPC Isaac Trujillo are all For Sale. Investors are welcomed. Please do not disturb tenants.

ⓘ 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 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,700
• − Mortgage interest: −$25,204
• − Property taxes: −$6,749
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,336
• − Management: −$3,336
• − Depreciation: −$13,089
• Taxable loss: −$12,265
• Est. tax savings @ 24.0%: +$2,944
• After-tax cash flow: $-1,428/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: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 of 826 in TX

Livability — Socorro

• Score: 63/100
• State rank: #830
• US rank: #14960

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Socorro, TX
• County: El Paso County · 761,266 people
• City population: 44,444
• Metro: El Paso, TX
• Population (ZIP): 44,444
• Household income: $53,652
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 732.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 2% White 2%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 34% · Canada
• Languages at home: 16% English-only · Spanish 84%

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: ▼ -0.93%
• Current HPI: 239.646
• Rent YoY: ▲ 5.29%
• 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

1 event — show timeline

• 2025-08-26 Listed $449,950 GEPARMLS