11019 Aqua Ct · El Paso, TX 79936

$160,000

4 bd · 2.5 ba · 1,482 sqft · SingleFamily public records · 17 Days on market

Built 2006 2,000 sqft lot $15/mo HOA · 1% of rent

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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 +11.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 11019 Aqua Court, a home on a quiet cul-de-sac in East El Paso. Offering 1,482 sq. ft. , this home features 4 bedrooms, 2.5 bathrooms, and refrigerated air for year-round comfort. The functional floor plan provides space for relaxing and entertaining, with inviting living areas and versatile bedrooms ideal for family, guests, a home office, or hobbies. The primary suite offers a private retreat, while the additional bedrooms and baths accommodate a variety of needs. Priced at just $160,000, this home delivers exceptional value. Finding a 4-bedroom, 2.5-bath home with refrigerated air at this price is increasingly rare in El Paso. It's a great opportunity for first-time buyers, gr

Key facts

• Refrigerated air
• Private retreat
• 2,000 sq ft lot

Tags

• REFRIGERATED AIR
• FUNCTIONAL FLOOR PLAN
• INVITING LIVING AREAS
• PRIVATE RETREAT

Property features AI

Finance

• HOA & community: Oasis Ranch HOA with a $45 quarterly fee; HOA fee details: see remarks

Exterior

• Home design: Single family residence
• Construction: Stucco exterior; Tile roof; Approx. 2026 building data (verify year built)
• Exterior features: See remarks

Interior

• Kitchen: Free-standing gas oven; Refrigerator
• Bedrooms: See remarks for bedroom details
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating (forced air); Refrigerated cooling
• Interior features: Ceiling fan(s); No window treatments

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-64 ($-766/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (7.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $149k (7.0% below list) — sets the bar for cash-flow.

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: J M Hanks H S (math 28% / reading 48%, grade F, #880 of 1,632 statewide, top 54%, 1,454 students, 64% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: Rents rising (+2.0%/yr); 234 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $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 17 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $160k implies a 301% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,731 (7.0% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.00% ✓
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.04% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-31,362
• Equity at exit: $23,857

10-year hold

• IRR: -15.9%
• Equity multiple: 0.15×
• Total profit: $-38,057
• Equity at exit: $13,834

Cash invested: $44,800 (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 79936

• Home prices YoY: -25.9%
• Rents YoY: 2.0%
• Active inventory: 234
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,604 high
• Mortgage (P&I): −$839
• Tax from tax record: −$410 /mo · $4,921/yr
• Insurance: −$67
• HOA: −$15
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-64

Break-even live

Break-even rent $1,685

Max offer price $148,731

Occupancy floor 99%

Sensitivity live

Price	-10% $27	-5% $-19	+0% $-64	+5% $-109	+10% $-154
Rent	-10% $-190	-5% $-127	+0% $-64	+5% $0	+10% $63
Rate	-1.0pp $17	-0.5pp $-23	base $-64	+0.5pp $-105	+1.0pp $-147

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11040 Sunshine Ct #1 El Paso, TX	3.0	1.0	901	$1,250	$1.39	22d	1	0.09mi
3558 E Glen Dr Unit B El Paso, TX	3.0	2.0	1350	$1,250	$0.93	22d	1	0.14mi
3425 E Glen Dr El Paso, TX	3.0	2.0	1173	$1,495	$1.27	45d	1	0.29mi
10805 Hitchcock Ave El Paso, TX	4.0	2.0	1472	$1,750	$1.19	12d	1	0.65mi
10604 Fieldrock Ct El Paso, TX	3.0	2.0	1726	$1,656	$0.96	4d	1	0.66mi
10804 Gloster Ct El Paso, TX	4.0	2.0	1536	$1,700	$1.11	13d	1	0.67mi
3329 Running Deer Dr El Paso, TX	4.0	2.0	1410	$1,575	$1.12	16d	1	0.73mi
2918 E Glen Dr Unit B El Paso, TX	3.0	2.0	1376	$1,450	$1.05	4d	1	0.93mi
2807 Beachcomber Dr El Paso, TX	3.0	2.0	1396	$1,500	$1.07	45d	1	1.02mi
10555 Kinross Ave El Paso, TX	3.0	2.0	1231	$1,350	$1.10	13d	1	1.03mi
3454 Broken Arrow Dr El Paso, TX	3.0	2.0	1662	$1,700	$1.02	45d	1	1.11mi
11376 Tenaha Ave El Paso, TX	3.0	2.0	1518	$1,575	$1.04	20d	1	1.12mi
11128 Wharf Cove Dr El Paso, TX	4.0	2.0	1310	$1,700	$1.30	45d	1	1.13mi
3208 Isla Morada Dr El Paso, TX	3.0	2.0	1458	$1,500	$1.03	13d	1	1.18mi
11409 Chickasaw Dr El Paso, TX	3.0	2.0	1014	$1,800	$1.78	11d	1	1.20mi
3150 N Yarbrough Dr Unit B-1 El Paso, TX	3.0	1.0	1399	$1,500	$1.07	45d	1	1.24mi
2301 Gene Littler Dr El Paso, TX	3.0	2.0	1567	$1,650	$1.05	4d	1	1.45mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 13 events

1. 2026-06-18
   days on market $160,000 Active 17 DOM
2. 2026-06-17
   days on market $160,000 Active 16 DOM
3. 2026-06-16
   days on market $160,000 Active 15 DOM
4. 2026-06-15
   days on market $160,000 Active 14 DOM
5. 2026-06-13
   days on market $160,000 Active 12 DOM
6. 2026-06-10
   days on market $160,000 Active 9 DOM
7. 2026-06-09
   days on market $160,000 Active 8 DOM
8. 2026-06-08
   days on market $160,000 Active 7 DOM
9. 2026-06-07
   days on market $160,000 Active 6 DOM
10. 2026-06-05
    days on market $160,000 Active 3 DOM
11. 2026-06-03
    days on market $160,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $160,000 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: $4,921 · $410/mo
• Projected year-2 tax: $4,921 · $410/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 · 24 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: $19,246
• − Mortgage interest: −$8,962
• − Property taxes: −$4,921
• − Insurance: −$800
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − HOA: −$180
• − Depreciation: −$4,655
• Taxable loss: −$3,352
• Est. tax savings @ 24.0%: +$804
• After-tax cash flow: $39/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): 102,991
• Household income: $67,198
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 2856.0

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 (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 40% White 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 82% Puerto Rican 1%
• Foreign-born: 20% · Canada
• Languages at home: 32% English-only · Spanish 66%

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: ▼ -86.55%
• Current HPI: 247.851
• Rent YoY: ▲ 2.04%
• 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

+301.3% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $160,000 GEPARMLS
• 2026-06-01 Listed $170,000 GEPARMLS
• 2020-08-20 Sold (Public Records) — Public Records
• 2019-05-20 Listing Removed — GEPARMLS
• 2018-11-05 Price Changed $69,900 GEPARMLS
• 2018-11-05 Price Changed $80,000 GEPARMLS
• 2018-08-10 Listed $69,900 GEPARMLS
• 2012-10-12 Sold (Public Records) $39,875 Public Records

Property tax history

+10.6%/yr

Latest (2025): $4,921 · +20.7% YoY. Source: county tax records.