8168 Valley View Dr · El Paso, TX 79907

$449,000

None bd · None ba · 3,000 sqft · MultiFamily public records · 28 Days on market

Built 1960 0.51 ac lot

---

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
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Attention Investors! Multifamily property located in a prime, quiet area situated on a 0.51-acre lot with potential for additional development. Main house features approximately 810 sq ft of living space with 2 bedrooms, 1 bathroom, xeriscape front yard, mini-split cooling unit, and garage. Four apartment units each offer approximately 750 sq ft of living space with 2 bedrooms, 1 bathroom, ceiling fans, refrigerator, gas stove, and individual wood-fenced yards. Convenient access to Yarbrough Rd & Loop 375. Within walking distance to J. P. Shawver Park.

Key facts

• Multifamily property
• Xeriscape front yard
• 0.51 acre lot

Tags

• MULTIFAMILY PROPERTY
• XERISCAPE FRONT YARD
• MINI-SPLIT COOLING UNIT
• INDIVIDUAL WOOD-FENCED YARDS

Property features AI

Finance

• Other: Special listing conditions: see remarks

Exterior

• Parking: On-street parking; One space per unit; See remarks for additional parking details
• Utilities: All city utilities
• Home design: House plus unit(s) (multi-unit property)
• Construction: Stucco construction; Composition pitched roof; Total building area approximately 3,810
• Exterior features: Stucco exterior; Pitched composition roof; Lot is approximately 0.51 acre

Interior

• Kitchen: Refrigerator; Free‑standing gas oven; See remarks for additional appliances
• Bedrooms: Total of 5 units (multi-unit property)
• Flooring: Carpet; Hardwood; Vinyl
• Heating & cooling: Forced air heating; Evaporative cooling; Ceiling fans
• Interior features: Carpet, hardwood, and vinyl flooring throughout; Ceiling fans; See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $449k).
• Recommended offer: $442k (1.5% 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: Del Valle H S (math 48% / reading 41%, grade F, #652 of 1,632 statewide, top 43%, 1,957 students, 78% FRL).
• Zoned-school proficiency averages 44% at this address vs 31% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Ysleta ISD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+11.8%/yr); 103 active listings in the ZIP; lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $4,593/mo this rent would consume 132% of the median local household income ($42k/yr) (locally 1390% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $126k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($442k) is reasonable based on typical stale-listing flexibility.
• 4 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 $79k; list at $449k implies a 468% gain — meaningful room to come down on a strong offer.

Recommended offer $442,265 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-18,119
• Equity at exit: $66,947

10-year hold

• IRR: 11.1%
• Equity multiple: 2.07×
• Total profit: $134,078
• Equity at exit: $38,821

Cash invested: $125,720 (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 79907

• Home prices YoY: -9.8%
• Rents YoY: 11.8%
• Active inventory: 103
• Price-to-rent: 40.7×

Monthly cashflow live

• Estimated rent: $4,593 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$612 /mo · $7,339/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$965
• Net cashflow: $475

Break-even live

Break-even rent $3,991

Max offer price $449,000

Occupancy floor 85%

Sensitivity live

Price	-10% $729	-5% $602	+0% $475	+5% $348	+10% $221
Rent	-10% $112	-5% $294	+0% $475	+5% $657	+10% $838
Rate	-1.0pp $701	-0.5pp $589	base $475	+0.5pp $359	+1.0pp $240

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$4,595
Total (5 units)			$4,593

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $449,000 Active 28 DOM
2. 2026-06-17
   days on market $449,000 Active 27 DOM
3. 2026-06-16
   days on market $449,000 Active 26 DOM
4. 2026-06-15
   days on market $449,000 Active 25 DOM
5. 2026-06-13
   days on market $449,000 Active 23 DOM
6. 2026-06-10
   days on market $449,000 Active 20 DOM
7. 2026-06-09
   days on market $449,000 Active 19 DOM
8. 2026-06-08
   days on market $449,000 Active 18 DOM
9. 2026-06-07
   days on market $449,000 Active 17 DOM
10. 2026-06-05
    days on market $449,000 Active 14 DOM
11. 2026-06-03
    days on market $449,000 Active 13 DOM
12. 2026-06-03
    days on market $449,000 Active 12 DOM
13. 2026-06-01
    days on market $449,000 Active 11 DOM
14. 2026-05-31
    days on market $449,000 Active 10 DOM
15. 2026-03-03
    listed $449,000 Active
16. 2023-01-18
    soldstatus
17. 2022-12-23
    status Pending
18. 2022-12-01
    listed $275,000 Active
19. 2005-04-01
    soldstatus
20. 2005-03-08
    historical
21. 2004-08-23
    listed $130,000
22. 2001-08-07
    listed $95,000
23. 1990-06-08
    soldstatus $79,000
24. 1989-11-27
    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: $7,339 · $612/mo
• Projected year-2 tax: $8,217 · $685/mo
• Expected delta: +$878/yr (+$73/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $55,116
• − Mortgage interest: −$25,151
• − Property taxes: −$7,339
• − Insurance: −$2,245
• − Repairs & maintenance: −$4,409
• − Management: −$4,409
• − Depreciation: −$13,062
• Taxable loss: −$1,499
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $6,062/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): 46,365
• Household income: $41,617
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1390.0

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 (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 42% White 4% Native American 1% Black 1%
• Hispanic origin (detail): Mexican 90%
• Foreign-born: 28% · Canada
• Languages at home: 21% English-only · Spanish 78%

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: ▼ -27.34%
• Current HPI: 251.9374
• Rent YoY: ▲ 11.79%
• 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

+468.4% since first listed

10 events — show timeline

• 2026-03-03 Listed $449,000 GEPARMLS
• 2023-01-18 Sold (Public Records) — Public Records
• 2022-12-23 Pending — GEPARMLS
• 2022-12-01 Listed $275,000 GEPARMLS
• 2005-04-01 Sold (Public Records) — Public Records
• 2005-03-08 Listing Removed — GEPARMLS
• 2004-08-23 Listed $130,000 GEPARMLS
• 2001-08-07 Listed $95,000 GEPARMLS
• 1990-06-08 Sold (Public Records) $79,000 Public Records
• 1989-11-27 Sold (Public Records) — Public Records

Property tax history

+8.8%/yr

Latest (2025): $7,339 · +0.6% YoY. Source: county tax records.