2510 Federal Ave · El Paso, TX 79930

$90,000

2 bd · 1.0 ba · 793 sqft · SingleFamily public records · 139 Days on market

Built 1949 4,800 sqft lot ↓ 16% since listing

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Why this score? — see what drove the C- 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 +18.2/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +5.7/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

Key facts

• Rolled roof
• Shed
• Backyard access

Tags

• LARGE BACKYARD
• STORAGE BUILDING
• ROLLED ROOF
• NEW FLOORING
• SHED
• BACKYARD ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $81 ($978/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising fast (+5.8%/yr); 75 active listings in the ZIP; 37 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; lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 30% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.18% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.85% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-6,158
• Equity at exit: $13,419

10-year hold

• IRR: 7.0%
• Equity multiple: 1.61×
• Total profit: $15,370
• Equity at exit: $7,782

Cash invested: $25,200 (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 79930

• Home prices YoY: -22.2%
• Rents YoY: 5.8%
• Active inventory: 75
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$472
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $81

Break-even live

Break-even rent $960

Max offer price $90,000

Occupancy floor 87%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2318 Federal Ave Unit B El Paso, TX	1.0	1.0	700	$750	$1.07	11d	1	0.16mi
2406 Lebanon Ave El Paso, TX	1.0	1.0	1015	$1,500	$1.48	21d	1	0.21mi
2801 Wheeling Ave Unit C El Paso, TX	1.0	1.0	695	$950	$1.37	23d	1	0.27mi
2525 Altura Ave Unit C El Paso, TX	1.0	1.0	625	$800	$1.28	14d	1	0.42mi
2807 Grant Ave Unit A El Paso, TX	2.0	1.0	1040	$1,150	$1.11	43d	1	0.45mi
2413 Tremont Ave El Paso, TX	2.0	1.0	980	$999	$1.02	43d	1	0.47mi
2413 Tremont Ave Unit b3 El Paso, TX	2.0	1.0	980	$999	$1.02	23d	1	0.47mi
2723 Grant Ave El Paso, TX	3.0	1.0	980	$2,550	$2.60	43d	1	0.47mi
2111 Portland Ave #2 El Paso, TX	1.0	1.0	725	$745	$1.03	14d	1	0.48mi
2201 Tremont Ave Unit B El Paso, TX	2.0	1.0	800	$795	$0.99	14d	1	0.53mi
2919 Frankfort Ave El Paso, TX	2.0	1.0	850	$980	$1.15	44d	1	0.66mi
2315 Montana Ave Unit 3 El Paso, TX	1.0	1.0	716	$900	$1.26	23d	1	0.83mi
3403 Pershing Dr #3 El Paso, TX	2.0	1.0	850	$995	$1.17	23d	1	0.83mi
3505 Douglas Ave El Paso, TX	2.0	1.0	1025	$925	$0.90	43d	1	0.85mi
1831 Murchison Dr El Paso, TX	1.0	1.0	471	$1,468	$3.12	11d	10	0.87mi
2618 Idalia Ave Unit A El Paso, TX	1.0	1.0	700	$890	$1.27	43d	1	0.88mi
3025 E Missouri Ave El Paso, TX	2.0	1.0	1008	$1,395	$1.38	43d	1	0.90mi
2635 Idalia Ave Unit A El Paso, TX	3.0	2.0	972	$1,250	$1.29	3d	1	0.92mi
2717 Idalia Ave Unit B El Paso, TX	2.0	1.0	975	$900	$0.92	23d	1	0.94mi
2717 Idalia Ave El Paso, TX	2.0	1.0	975	$900	$0.92	43d	1	0.94mi
3814 Hueco Ave El Paso, TX	2.0	1.0	897	$1,245	$1.39	43d	1	1.19mi
3120 Morehead Ave El Paso, TX	2.0	1.0	1020	$1,400	$1.37	43d	1	1.22mi
3119 Frutas Ave Apt 6 El Paso, TX	2.0	1.0	600	$700	$1.17	43d	1	1.24mi
3828 Altura Ave Unit B El Paso, TX	1.0	1.0	820	$995	$1.21	23d	1	1.24mi
806 N Williams St El Paso, TX	2.0	1.0	750	$1,200	$1.60	14d	1	1.25mi
3921 Cambridge Ave Unit A El Paso, TX	1.0	1.0	728	$995	$1.37	19d	1	1.25mi
3921 Cambridge Ave Unit B El Paso, TX	2.0	2.0	1018	$1,295	$1.27	19d	1	1.25mi
3121 Frutas Ave Unit 04 El Paso, TX	2.0	1.0	540	$700	$1.30	23d	1	1.26mi
3900 La Luz Ave Unit D El Paso, TX	1.0	1.0	561	$1,000	$1.78	14d	1	1.29mi
4012 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1064	$1,450	$1.36	23d	1	1.34mi
3906 Tularosa Ave El Paso, TX	2.0	1.0	1013	$1,050	$1.04	43d	1	1.36mi
3309 Nations Ave El Paso, TX	2.0	1.0	875	$1,100	$1.26	3d	1	1.38mi
3030 Pera Ave Unit A El Paso, TX	2.0	1.5	1050	$1,350	$1.29	43d	1	1.39mi
4116 Chester Ave El Paso, TX	3.0	1.0	1076	$1,600	$1.49	43d	1	1.43mi
1509 Montana Ave El Paso, TX	2.0	1.0	900	$1,150	$1.28	43d	1	1.44mi
3526 Nations Ave Unit 1/2 El Paso, TX	1.0	1.0	600	$695	$1.16	43d	1	1.47mi
4011 Alabama St El Paso, TX	1.0–4.0	1.0–4.0	1010	$1,667	$1.65	3d	16	1.49mi

Listing history 20 events

1. 2026-06-16
   status $90,000 Pending 139 DOM
2. 2026-06-15
   days on market $90,000 Active 139 DOM
3. 2026-06-13
   days on market $90,000 Active 137 DOM
4. 2026-06-13
   days on market $90,000 Active 136 DOM
5. 2026-06-10
   days on market $90,000 Active 134 DOM
6. 2026-06-09
   days on market $90,000 Active 133 DOM
7. 2026-06-08
   days on market $90,000 Active 132 DOM
8. 2026-06-07
   remarks 531-char remark
9. 2026-06-07
   pricedays on market $90,000 Active 131 DOM
10. 2026-06-05
    days on market $105,000 Active 128 DOM
11. 2026-06-03
    days on market $105,000 Active 127 DOM
12. 2026-06-03
    days on market $105,000 Active 126 DOM
13. 2026-06-01
    days on market $105,000 Active 125 DOM
14. 2026-05-31
    days on market $105,000 Active 124 DOM
15. 2026-04-16
    status Active 472-char remark

    Show marketing remark (472 chars)

    CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

16. 2026-02-03
    historical 472-char remark

    Show marketing remark (472 chars)

    CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

17. 2025-12-16
    price $105,000 472-char remark

    Show marketing remark (472 chars)

    CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

18. 2025-11-18
    status Active 472-char remark

    Show marketing remark (472 chars)

    CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

19. 2025-08-28
    historical 472-char remark

    Show marketing remark (472 chars)

    CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

20. 2025-08-26
    listed $125,000 Active 472-char remark

    Show marketing remark (472 chars)

    CASH ONLY !!!! AS IS !!!!! NO HARD MONEY LOANS!!!! FIXER UPPER. VACANT ON LOCKBOX. 2 BEDROOM 1 BATH WITH KITCHEN AREA AND OPEN LIVING AREA. LARGE BACKYARD WITH A STORAGE BUILDING. CASH ONLY !!!! AS IS. NO HARD MONEY LOANS !!! ROLLED ROOF APPROX 4 YEARS OLD. NO WASHER OR DRYER CONNECTION. NO KITCHEN CABINETS OR SINK . SHED IN THE BACKYARD. BACKYARD ACCESS. CLOSE TO ALABAMA AND FEDERAL AVE.. NO HOMESTEAD FILED. CASH ONLY !!!!! AS IS !!!!! NO HARD MONEY LOANS.

ⓘ 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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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 ≥101°F today · 27 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: $12,759
• − Mortgage interest: −$5,041
• − Property taxes: −$2,988
• − Insurance: −$450
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,618
• Taxable loss: −$380
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,069/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): 24,123
• Household income: $42,099
• Rent vs Own: 53.7% rent · 46.3% own
• Severe rent burden: 1384.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 44% White 8% Black 2%
• Hispanic origin (detail): Mexican 84% Puerto Rican 2%
• Common ancestry: Lithuanian 1%
• Foreign-born: 25% · Canada
• Languages at home: 24% English-only · Spanish 75%

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: ▼ -72.03%
• Current HPI: 252.9883
• Rent YoY: ▲ 5.85%
• 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

-16.0% since first listed

6 events — show timeline

• 2026-04-16 Relisted — GEPARMLS
• 2026-02-03 Listing Removed — GEPARMLS
• 2025-12-16 Price Changed $105,000 GEPARMLS
• 2025-11-18 Relisted — GEPARMLS
• 2025-08-28 Listing Removed — GEPARMLS
• 2025-08-26 Listed $125,000 GEPARMLS

Property tax history

+4.4%/yr

Latest (2025): $2,988 · +16.2% YoY. Source: county tax records.