8068 N Desert Blvd · Westway, TX 79835

$229,900

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 104 Days on market

Built 1996 10,250 sqft lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 8068 N. Desert Blvd in Canutillo, TX! This charming, updated income-producing property boasts a front house with high ceilings, four spacious bedrooms, two bathrooms, a kitchen, and a generous living area with a cozy fireplace. A large utility room provides space for a washer and dryer. In the back, there's a 12x60 manufactured home with three bedrooms and two bathrooms--perfect for generating extra income--with each home already equipped with separate meters. This is a must-see! Contact your agent or the listing agent to schedule a tour.

Key facts

• Cozy fireplace
• High ceilings
• Large utility room

Tags

• HIGH CEILINGS
• COZY FIREPLACE
• LARGE UTILITY ROOM
• SEPARATE METERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-931 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (71.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (69.8% below list).
• Recommended offer: $65k (71.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 54/100 on livability (#1,387 in TX) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Canutillo ISD (other): math 28% / reading 39% proficiency, ranked #542 of 826 in TX (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 38 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

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 $65,445 (71.5% 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 104 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.30% ✗
• Cap rate: 1.43%
• Cash-on-cash: -17.35%
• DSCR: 0.23
• GRM: 27.6

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: 12.3%
• Equity multiple: 2.02×
• Total profit: $65,861
• Equity at exit: $207,112

10-year hold

• IRR: 12.8%
• Equity multiple: 4.74×
• Total profit: $240,464
• Equity at exit: $446,645

Cash invested: $64,372 (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 79835

• Home prices YoY: 7.3%
• Active inventory: 38
• Price-to-rent: 27.6×

Monthly cashflow live

• Estimated rent: $695 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$179 /mo · $2,143/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$146
• Net cashflow: $-931

Break-even live

Break-even rent $1,873

Max offer price $65,445

Occupancy floor —

Sensitivity live

Price	-10% $-801	-5% $-866	+0% $-931	+5% $-996	+10% $-1,061
Rent	-10% $-986	-5% $-958	+0% $-931	+5% $-903	+10% $-876
Rate	-1.0pp $-815	-0.5pp $-872	base $-931	+0.5pp $-991	+1.0pp $-1,051

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Lakewood Rd Unit B Canutillo, TX	1.0	1.0	448	$695	$1.55	11d	1	0.36mi

Listing history 25 events

1. 2026-06-18
   days on market $229,900 Active 104 DOM
2. 2026-06-17
   days on market $229,900 Active 103 DOM
3. 2026-06-16
   days on market $229,900 Active 102 DOM
4. 2026-06-15
   days on market $229,900 Active 101 DOM
5. 2026-06-13
   days on market $229,900 Active 99 DOM
6. 2026-06-10
   days on market $229,900 Active 96 DOM
7. 2026-06-09
   days on market $229,900 Active 95 DOM
8. 2026-06-08
   days on market $229,900 Active 94 DOM
9. 2026-06-07
   days on market $229,900 Active 93 DOM
10. 2026-06-05
    days on market $229,900 Active 90 DOM
11. 2026-06-03
    days on market $229,900 Active 89 DOM
12. 2026-06-03
    days on market $229,900 Active 88 DOM
13. 2026-06-01
    days on market $229,900 Active 87 DOM
14. 2026-05-31
    days on market $229,900 Active 86 DOM
15. 2026-03-24
    price $229,900 555-char remark

    Show marketing remark (555 chars)

    Welcome to 8068 N. Desert Blvd in Canutillo, TX! This charming, updated income-producing property boasts a front house with high ceilings, four spacious bedrooms, two bathrooms, a kitchen, and a generous living area with a cozy fireplace. A large utility room provides space for a washer and dryer. In the back, there's a 12x60 manufactured home with three bedrooms and two bathrooms--perfect for generating extra income--with each home already equipped with separate meters. This is a must-see! Contact your agent or the listing agent to schedule a tour.

16. 2026-03-04
    listed $235,000 Active 555-char remark

    Show marketing remark (555 chars)

    Welcome to 8068 N. Desert Blvd in Canutillo, TX! This charming, updated income-producing property boasts a front house with high ceilings, four spacious bedrooms, two bathrooms, a kitchen, and a generous living area with a cozy fireplace. A large utility room provides space for a washer and dryer. In the back, there's a 12x60 manufactured home with three bedrooms and two bathrooms--perfect for generating extra income--with each home already equipped with separate meters. This is a must-see! Contact your agent or the listing agent to schedule a tour.

17. 2025-05-14
    soldstatus
18. 2023-12-01
    soldstatus
19. 2023-10-06
    status Pending
20. 2023-09-25
    status Active
21. 2023-09-07
    status Pending
22. 2023-08-23
    listed $100,000 Active
23. 2015-01-20
    soldstatus
24. 1997-05-28
    soldstatus
25. 1994-04-27
    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: $2,143 · $179/mo
• Projected year-2 tax: $4,207 · $351/mo
• Expected delta: +$2,064/yr (+$172/mo · 96.3%)

ⓘ 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 · 25 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: $8,340
• − Mortgage interest: −$12,878
• − Property taxes: −$2,143
• − Insurance: −$1,150
• − Repairs & maintenance: −$667
• − Management: −$667
• − Depreciation: −$6,688
• Taxable loss: −$15,853
• Est. tax savings @ 24.0%: +$3,805
• After-tax cash flow: $-7,367/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: Canutillo ISD
• NCES district ID: 4812780
• Math proficiency: 28% ▼ -23.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $48,327
• Composite: 28.91/100
• National rank: #6636
• State rank: #542 of 826 in TX

Livability — Westway

• Score: 54/100
• State rank: #1387
• US rank: #23787

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westway, TX
• Population (ZIP): 12,289

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 25% White 5% Asian 1%
• Hispanic origin (detail): Mexican 87%
• Common ancestry: Serbian 2%
• Foreign-born: 32% · Canada, Vietnam
• Languages at home: 23% English-only · Spanish 76% Vietnamese 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: ▲ 13.05%
• Current HPI: 191.76
• 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

+129.9% since first listed

11 events — show timeline

• 2026-03-24 Price Changed $229,900 GEPARMLS
• 2026-03-04 Listed $235,000 GEPARMLS
• 2025-05-14 Sold (Public Records) — Public Records
• 2023-12-01 Sold (Public Records) — Public Records
• 2023-10-06 Pending — GEPARMLS
• 2023-09-25 Relisted — GEPARMLS
• 2023-09-07 Pending — GEPARMLS
• 2023-08-23 Listed $100,000 GEPARMLS
• 2015-01-20 Sold (Public Records) — Public Records
• 1997-05-28 Sold (Public Records) — Public Records
• 1994-04-27 Sold (Public Records) — Public Records

Property tax history

+9.7%/yr

Latest (2025): $2,143 · +2.8% YoY. Source: county tax records.