6161 Doniphan Dr #181 · El Paso, TX 79932

$80,900

2 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 72 Days on market

Built 2012 $650/mo HOA · 41% of rent ↓ 3% 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 +22.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Financing available !! Beautiful and well-maintained 2-bedroom, 2-bath mobile home located in Rio Valley Estates on the desirable west side of El Paso. This home is move-in ready and feels like new, featuring fresh interior and exterior paint, refrigerated air, and an open-concept layout perfect for comfortable living. Enjoy updated finishes throughout, including modern hardware, a stylish kitchen backsplash, and tile flooring in every room. The exterior showcases attractive stone veneer accents, adding great curb appeal. Step outside to a spacious deck, ideal for relaxing or entertaining, along with a convenient storage shed. Mature trees provide excellent shade, creating a peaceful and inviting outdoor space. A true gem that combines comfort, style, and value--don't miss this opportunity!

Key facts

• Modern hardware
• Rio valley estates
• Tile flooring

Tags

• RIO VALLEY ESTATES
• OPEN-CONCEPT LAYOUT
• MODERN HARDWARE
• KITCHEN BACKSPLASH
• TILE FLOORING
• STONE VENEER ACCENTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $81k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $81k).
• Recommended offer: $76k (6.0% 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 (+5.0%/yr); 255 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $559 of loan paydown is wiped out by about $2k 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 + 5.0% rent growth), your $23k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $76,046 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.46%
• DSCR: 1.33
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.03% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-436
• Equity at exit: $12,062

10-year hold

• IRR: 12.8%
• Equity multiple: 2.19×
• Total profit: $26,938
• Equity at exit: $6,995

Cash invested: $22,652 (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 79932

• Home prices YoY: -31.8%
• Rents YoY: 5.0%
• Active inventory: 255
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$424
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$34
• HOA: −$650
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $141

Break-even live

Break-even rent $1,422

Max offer price $80,900

Occupancy floor 86%

Sensitivity live

Price	-10% $187	-5% $164	+0% $141	+5% $118	+10% $95
Rent	-10% $14	-5% $78	+0% $141	+5% $204	+10% $267
Rate	-1.0pp $182	-0.5pp $161	base $141	+0.5pp $120	+1.0pp $99

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: $20,225
• Closing costs: $2,427
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
299 Leslie Ct Unit B El Paso, TX	3.0	2.0	1100	$1,550	$1.41	24d	1	0.42mi
1330 New Harvest Pl El Paso, TX	1.0	1.0	700	$673	$0.96	44d	1	0.84mi
5941 Sixta Dr El Paso, TX	3.0	2.0	1216	$1,400	$1.15	19d	1	0.84mi
5729 Green Castle Rd El Paso, TX	3.0	2.0	1450	$1,700	$1.17	3d	1	0.87mi
7548 Plaza Taurina Dr El Paso, TX	3.0	2.0	1454	$2,050	$1.41	15d	1	1.17mi
335 Flynn Dr El Paso, TX	3.0	2.0	1500	$1,895	$1.26	22d	1	1.25mi
701 Linda Johnson El Paso, TX	3.0	2.0	1485	$1,750	$1.18	44d	1	1.45mi

HOA detail

• Monthly dues: $650 · $7,800/yr

Listing history 18 events

1. 2026-06-18
   days on market $80,900 Active 72 DOM
2. 2026-06-17
   days on market $80,900 Active 71 DOM
3. 2026-06-16
   days on market $80,900 Active 70 DOM
4. 2026-06-15
   days on market $80,900 Active 69 DOM
5. 2026-06-13
   days on market $80,900 Active 67 DOM
6. 2026-06-13
   pricedays on market $80,900 Active 66 DOM
7. 2026-06-10
   days on market $84,900 Active 64 DOM
8. 2026-06-09
   days on market $84,900 Active 63 DOM
9. 2026-06-08
   days on market $84,900 Active 62 DOM
10. 2026-06-07
    days on market $84,900 Active 61 DOM
11. 2026-06-05
    days on market $84,900 Active 58 DOM
12. 2026-06-03
    days on market $84,900 Active 57 DOM
13. 2026-06-03
    pricedays on market $84,900 Active 56 DOM
14. 2026-06-01
    days on market $86,900 Active 55 DOM
15. 2026-05-31
    days on market $86,900 Active 54 DOM
16. 2026-05-02
    price $86,900 804-char remark

    Show marketing remark (804 chars)

    Financing available !! Beautiful and well-maintained 2-bedroom, 2-bath mobile home located in Rio Valley Estates on the desirable west side of El Paso. This home is move-in ready and feels like new, featuring fresh interior and exterior paint, refrigerated air, and an open-concept layout perfect for comfortable living. Enjoy updated finishes throughout, including modern hardware, a stylish kitchen backsplash, and tile flooring in every room. The exterior showcases attractive stone veneer accents, adding great curb appeal. Step outside to a spacious deck, ideal for relaxing or entertaining, along with a convenient storage shed. Mature trees provide excellent shade, creating a peaceful and inviting outdoor space. A true gem that combines comfort, style, and value--don't miss this opportunity!

17. 2026-04-07
    listed $89,900 Active 804-char remark

    Show marketing remark (804 chars)

    Financing available !! Beautiful and well-maintained 2-bedroom, 2-bath mobile home located in Rio Valley Estates on the desirable west side of El Paso. This home is move-in ready and feels like new, featuring fresh interior and exterior paint, refrigerated air, and an open-concept layout perfect for comfortable living. Enjoy updated finishes throughout, including modern hardware, a stylish kitchen backsplash, and tile flooring in every room. The exterior showcases attractive stone veneer accents, adding great curb appeal. Step outside to a spacious deck, ideal for relaxing or entertaining, along with a convenient storage shed. Mature trees provide excellent shade, creating a peaceful and inviting outdoor space. A true gem that combines comfort, style, and value--don't miss this opportunity!

18. 1995-10-13
    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: $185 · $15/mo
• Projected year-2 tax: $1,480 · $123/mo
• Expected delta: +$1,296/yr (+$108/mo · 702.0%)

ⓘ 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 · 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: $19,202
• − Mortgage interest: −$4,532
• − Property taxes: −$185
• − Insurance: −$404
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$7,800
• − Depreciation: −$2,353
• Taxable income: $856
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $1,484/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): 30,786
• Household income: $78,277
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 655.0

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 (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 31% White 19%
• Hispanic origin (detail): Mexican 72%
• Common ancestry: Slovak 1% Romanian 1% Serbian 1%
• Foreign-born: 21% · Canada, Vietnam, Jamaica
• Languages at home: 35% English-only · Spanish 62% French/Haitian/Cajun 1% German/W. Germanic 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: ▼ -108.39%
• Current HPI: 232.2077
• Rent YoY: ▲ 5.03%
• 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

-3.3% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $86,900 GEPARMLS
• 2026-04-07 Listed $89,900 GEPARMLS
• 1995-10-13 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2023): $185 · -11.6% YoY. Source: county tax records.