6057 Morning Glory Cir · El Paso, TX 79924

$145,000

3 bd · 2.0 ba · 1,163 sqft · Other public records · 31 Days on market

Built 1981 3,503 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into opportunity! This charming half-duplex is a golden investment find, perfect for savvy buyers or anyone ready to roll up their sleeves! Boasting 3 bedrooms, 2 bathrooms, and endless potential, this fixer-upper is nestled in a prime locale. Don't just invest--imagine the future you can build here! Book your tour today!

Key facts

• 3,503 sq ft lot
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (1.5% below list).
• Recommended offer: $141k (3.0% 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+.
• 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: Dolphin Terrace El (math 29% / reading 34%, grade F, #2,396 of 4,322 statewide, top 56%, 457 students, 71% FRL); Parkland Pre-Engineering Middle (math 17% / reading 29%, grade F, #1,327 of 1,662 statewide, top 81%, 1,166 students, 83% FRL); Parkland H S (math 29% / reading 42%, grade F, #941 of 1,632 statewide, top 58%, 1,674 students, 71% FRL).
• Market conditions: Rents rising fast (+4.5%/yr); 248 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• This rent runs 30% of the median local income ($57k/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 $1k 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 31 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $145k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.99% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-18,392
• Equity at exit: $21,620

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-2,803
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,429 high
• Mortgage (P&I): −$760
• Tax from tax record: −$263 /mo · $3,159/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $45

Break-even live

Break-even rent $1,372

Max offer price $145,000

Occupancy floor 92%

Sensitivity live

Price	-10% $127	-5% $86	+0% $45	+5% $4	+10% $-37
Rent	-10% $-68	-5% $-12	+0% $45	+5% $101	+10% $158
Rate	-1.0pp $118	-0.5pp $82	base $45	+0.5pp $7	+1.0pp $-31

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5945 Tautoga Dr El Paso, TX	3.0	2.0	1404	$1,550	$1.10	16d	1	0.35mi
6262 Woodrow Bean Transmountain Unit 2 El Paso, TX	2.0	2.5	1000	$1,345	$1.34	45d	1	0.37mi
10028 Cross St El Paso, TX	3.0	3.0	1230	$1,599	$1.30	12d	1	0.43mi
10021 Railroad Dr #402 El Paso, TX	2.0	2.0	989	$1,100	$1.11	45d	1	0.58mi
10125 Racoon Dr El Paso, TX	3.0	2.0	1194	$1,395	$1.17	25d	1	0.67mi
10051 Railroad Dr Unit 202 El Paso, TX	2.0	2.0	989	$975	$0.99	25d	1	0.67mi
10051 Railroad Dr #802 El Paso, TX	3.0	2.5	1189	$1,250	$1.05	45d	1	0.67mi
10051 Railroad Dr Unit 502 El Paso, TX	3.0	2.5	1168	$1,250	$1.07	4d	1	0.67mi
10051 Railroad Dr Unit 704 El Paso, TX	2.0	2.0	989	$975	$0.99	45d	1	0.67mi
10051 Railroad Dr Unit 704 El Paso, TX	2.0	2.0	989	$975	$0.99	16d	1	0.67mi
5724 Saluki Dr Unit B El Paso, TX	3.0	2.0	1189	$1,325	$1.11	45d	1	0.71mi
9779 McCombs St Unit A-8 El Paso, TX	3.0	2.0	1220	$1,495	$1.23	25d	1	0.73mi
9779 McCombs St Unit A-3 El Paso, TX	3.0	2.0	1368	$1,495	$1.09	45d	1	0.73mi
9779 McCombs St Apt E4 El Paso, TX	2.0	2.0	1220	$1,395	$1.14	45d	1	0.73mi
10202 Niagara Falls Pl El Paso, TX	3.0	1.5	1077	$1,295	$1.20	45d	1	0.84mi
10208 Niagara Falls Pl El Paso, TX	2.0	1.0	1050	$1,250	$1.19	45d	1	0.86mi
5947 Deer Ave El Paso, TX	2.0	1.0	893	$1,250	$1.40	16d	1	0.87mi
5944 Bridalveil Dr El Paso, TX	2.0	2.0	912	$1,250	$1.37	25d	1	0.92mi
5516 Fairbanks Dr El Paso, TX	3.0	2.0	1303	$1,500	$1.15	45d	1	1.15mi
5613 Creston Ave El Paso, TX	3.0	2.0	1364	$1,550	$1.14	4d	1	1.15mi
5912 Cielo Del Rey Pl Unit B El Paso, TX	3.0	2.5	1200	$1,500	$1.25	45d	1	1.17mi
5916 Cielo Del Rey Pl Unit A El Paso, TX	3.0	2.5	1165	$1,250	$1.07	25d	1	1.18mi
5904 Cielo Del Rey Pl Unit A El Paso, TX	3.0	2.5	1165	$1,395	$1.20	4d	1	1.19mi
5732 Arrowhead Dr El Paso, TX	3.0	1.0	957	$1,175	$1.23	45d	1	1.21mi
5741 Arrowhead Dr El Paso, TX	3.0	2.0	1080	$1,175	$1.09	45d	1	1.22mi
5725 Waycross Ave El Paso, TX	3.0	2.0	1240	$1,425	$1.15	25d	1	1.23mi
10344 Redwood St El Paso, TX	3.0	2.0	1179	$1,275	$1.08	25d	1	1.39mi

Listing history 20 events

1. 2026-05-11
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Step into opportunity! This charming half-duplex is a golden investment find, perfect for savvy buyers or anyone ready to roll up their sleeves! Boasting 3 bedrooms, 2 bathrooms, and endless potential, this fixer-upper is nestled in a prime locale. Don't just invest--imagine the future you can build here! Book your tour today!

2. 2026-04-16
   status Active 328-char remark

   Show marketing remark (328 chars)

   Step into opportunity! This charming half-duplex is a golden investment find, perfect for savvy buyers or anyone ready to roll up their sleeves! Boasting 3 bedrooms, 2 bathrooms, and endless potential, this fixer-upper is nestled in a prime locale. Don't just invest--imagine the future you can build here! Book your tour today!

3. 2026-04-13
   status Pending 328-char remark

   Show marketing remark (328 chars)

   Step into opportunity! This charming half-duplex is a golden investment find, perfect for savvy buyers or anyone ready to roll up their sleeves! Boasting 3 bedrooms, 2 bathrooms, and endless potential, this fixer-upper is nestled in a prime locale. Don't just invest--imagine the future you can build here! Book your tour today!

4. 2026-04-06
   listed $145,000 Active 328-char remark

   Show marketing remark (328 chars)

   Step into opportunity! This charming half-duplex is a golden investment find, perfect for savvy buyers or anyone ready to roll up their sleeves! Boasting 3 bedrooms, 2 bathrooms, and endless potential, this fixer-upper is nestled in a prime locale. Don't just invest--imagine the future you can build here! Book your tour today!

5. 2018-12-07
   historical
6. 2018-12-06
   historical
7. 2017-03-27
   price $62,000
8. 2017-03-20
   soldstatus
9. 2017-01-26
   status Pending
10. 2017-01-21
    price $62,500
11. 2017-01-19
    status Active
12. 2017-01-05
    status Pending
13. 2016-11-08
    price $62,500
14. 2016-10-15
    listed $69,000 Active
15. 2016-06-09
    soldstatus
16. 2009-08-04
    listed $77,500
17. 2006-12-13
    soldstatus
18. 2004-09-03
    soldstatus
19. 2001-07-31
    listed $41,950
20. 1983-03-01
    soldstatus $44,550

ⓘ 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: $3,159 · $263/mo
• Projected year-2 tax: $3,159 · $263/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 · 22 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: $17,145
• − Mortgage interest: −$8,122
• − Property taxes: −$3,159
• − Insurance: −$725
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − Depreciation: −$4,218
• Taxable loss: −$1,823
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $973/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): 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

+225.5% since first listed

20 events — show timeline

• 2026-05-11 Pending — GEPARMLS
• 2026-04-16 Relisted — GEPARMLS
• 2026-04-13 Pending — GEPARMLS
• 2026-04-06 Listed $145,000 GEPARMLS
• 2018-12-07 Listing Removed — GEPARMLS
• 2018-12-06 Listing Removed — GEPARMLS
• 2017-03-27 Price Changed $62,000 GEPARMLS
• 2017-03-20 Sold (Public Records) — Public Records
• 2017-01-26 Pending — GEPARMLS
• 2017-01-21 Price Changed $62,500 GEPARMLS
• 2017-01-19 Relisted — GEPARMLS
• 2017-01-05 Pending — GEPARMLS
• 2016-11-08 Price Changed $62,500 GEPARMLS
• 2016-10-15 Listed $69,000 GEPARMLS
• 2016-06-09 Sold (Public Records) — Public Records
• 2009-08-04 Listed $77,500 GEPARMLS
• 2006-12-13 Sold (Public Records) — Public Records
• 2004-09-03 Sold (Public Records) — Public Records
• 2001-07-31 Listed $41,950 GEPARMLS
• 1983-03-01 Sold (Public Records) $44,550 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,159 · +10.7% YoY. Source: county tax records.