5906 Cleveland Ave · El Paso, TX 79905

$110,000

None bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 7 Days on market

Built 1948 6,000 sqft lot

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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 +19.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +6.0/10.0
• Livability +4.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,000 sq ft lot
• 6 parking spots
• Built 1948

Property features AI

Finance

• Financial info: Property listed as a fixer-upper

Exterior

• Parking: At least 2 parking spaces per unit
• Utilities: All city utilities
• Home design: Duplex; Single-story (mobile home dimensions listed)
• Construction: Stucco construction; Flat roof
• Exterior features: Flat roof; Stucco exterior; Lot approximately 0.14 acres

Interior

• Flooring: Tile
• Heating & cooling: Central heating; Evaporative cooling; Multiple heating units
• Interior features: Tile flooring; Washer hookup
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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: Hawkins El (math 54% / reading 64%, grade B-, #409 of 4,322 statewide, top 10%, 262 students, 97% FRL); Ross Middle (math 28% / reading 32%, grade F, #1,056 of 1,662 statewide, top 65%, 658 students, 79% FRL); Burges H S (math 36% / reading 37%, grade F, #924 of 1,632 statewide, top 57%, 1,478 students, 80% FRL) — zoned schools average 85% FRL vs 65% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• El Paso County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1948 — 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 $110,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $67,414
• Equity at exit: $99,097

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $192,928
• Equity at exit: $213,706

Cash invested: $30,800 (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 79905

• Home prices YoY: 12.8%
• Active inventory: 60
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$577
• Tax from tax record: −$285 /mo · $3,426/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $116

Break-even live

Break-even rent $1,150

Max offer price $110,000

Occupancy floor 86%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6005 Tampa Ave El Paso, TX	3.0	2.0	906	$1,450	$1.60	44d	1	0.21mi
5530 Venezuela Rd El Paso, TX	3.0	3.0	1568	$1,350	$0.86	44d	1	0.43mi
1015 N Clark Dr El Paso, TX	2.0	1.0	1031	$1,200	$1.16	3d	1	0.48mi
6203 Trowbridge Dr El Paso, TX	3.0	1.0	1003	$1,400	$1.40	24d	1	0.53mi
6027 Brook Hollow Dr Unit 1004 El Paso, TX	1.0	1.0	974	$950	$0.98	44d	1	0.63mi
187 N Awbrey St Unit 1 El Paso, TX	2.0	1.0	891	$850	$0.95	19d	1	0.63mi
209 N Seville Dr Unit A El Paso, TX	3.0	2.5	1250	$1,600	$1.28	3d	1	1.05mi
6530 Mohawk Ave El Paso, TX	3.0	2.0	1113	$1,650	$1.48	44d	1	1.07mi
4410 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1176	$1,200	$1.02	14d	1	1.42mi
4410 Trowbridge Dr Unit A El Paso, TX	2.0	1.0	1176	$1,200	$1.02	24d	1	1.42mi
422 Val Verde St El Paso, TX	3.0	1.0	1049	$1,045	$1.00	44d	1	1.43mi

Listing history 4 events

1. 2026-05-08
   listed $110,000 Active
2. 2006-09-12
   soldstatus
3. 2002-04-05
   soldstatus
4. 1980-08-01
   soldstatus

ⓘ 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: $3,426 · $285/mo
• Projected year-2 tax: $3,426 · $285/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 1/10 Low
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,558
• − Mortgage interest: −$6,162
• − Property taxes: −$3,426
• − Insurance: −$550
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,200
• Taxable loss: −$268
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $1,458/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
• City population: 630,223
• Population (ZIP): 22,062

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 (93%)
• Race & ethnicity: Hispanic / Latino 93% Two or more races 50% White 2% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 89%
• Foreign-born: 32% · Canada
• Languages at home: 14% English-only · Spanish 86%

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: ▲ 29.29%
• Current HPI: 258.3487
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-08 Listed $110,000 GEPARMLS
• 2006-09-12 Sold (Public Records) — Public Records
• 2002-04-05 Sold (Public Records) — Public Records
• 1980-08-01 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,426 · +13.7% YoY. Source: county tax records.