404 Feliz Pl · El Paso, TX 79905

$145,000

3 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 20 Days on market

Built 1956 9,065 sqft lot $85/sqft · 24% above area Est $117k · 24% over

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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 +11.8/30.0
• Appreciation +10.0/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Unlock the potential of this fixer-upper just minutes from Texas Tech and its renowned medical school--an ideal opportunity for investors or savvy buyers. This 3-bedroom, 2-bath home is perfectly positioned near the border, with easy access to I-10 and a variety of popular restaurants and local amenities. With solid bones and a prime location, this property is ready for your vision. Whether you're looking to renovate and resell, create a rental property, or design your dream home, the possibilities here are endless. Don't miss out on this value-packed opportunity in a high-demand area--schedule a showing and see the potential for yourself!

Key facts

• High-demand area
• Local amenities
• Prime location

Tags

• PRIME LOCATION
• EASY ACCESS TO I-10
• VARIETY OF POPULAR RESTAURANTS
• LOCAL AMENITIES
• HIGH-DEMAND AREA

Property features AI

Finance

• Other: Lot about 0.21 acre
• Financial info: Special listing condition: Fixer upper
• HOA & community: HOA fee details in remarks

Exterior

• Parking: See remarks
• Security: See remarks
• Utilities: Community sewer
• Home design: Single family residence
• Construction: Brick construction; Shingle roof; Approximately 1970s–2000s era construction (year built not provided); Total building area approximately 1700
• Exterior features: See remarks

Interior

• Kitchen: See remarks (appliances listed in remarks)
• Bedrooms: See remarks
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: See remarks (additional interior details available in listing remarks); Fireplace
• Laundry & utility: See remarks

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-39 ($-468/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (4.7% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $138k (4.7% below list) — sets the bar for cash-flow.

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: Clardy El (math 12% / reading 17%); Henderson Middle (math 10% / reading 19%); Jefferson H S (math 17% / reading 18%, grade F, #1,451 of 1,632 statewide, top 89%, 1,107 students, 97% FRL) — zoned schools average 97% FRL vs 65% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 32% district-wide (-16 pts) — the specific schools serving this property underperform the El Paso ISD average; the district grade overstates school quality for this exact location.
• Market conditions: 61 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k 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 $41k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $145k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,117 (4.7% 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. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.04% ✓
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.0

CMA / ARV

• ARV (median comp): $116,976
• List price: $145,000
• Delta: 23.96%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $76,651
• Equity at exit: $130,627

10-year hold

• IRR: 20.9%
• Equity multiple: 6.62×
• Total profit: $227,996
• Equity at exit: $281,703

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 79905

• Home prices YoY: 12.8%
• Active inventory: 61
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,505 high
• Mortgage (P&I): −$760
• Tax from tax record: −$407 /mo · $4,884/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $-39

Break-even live

Break-even rent $1,554

Max offer price $138,117

Occupancy floor 98%

Sensitivity live

Price	-10% $43	-5% $2	+0% $-39	+5% $-80	+10% $-121
Rent	-10% $-158	-5% $-98	+0% $-39	+5% $20	+10% $80
Rate	-1.0pp $34	-0.5pp $-2	base $-39	+0.5pp $-77	+1.0pp $-115

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
649 De Vargas Dr El Paso, TX	3.0	1.0	1518	$1,500	$0.99	12d	1	0.44mi
339 Medina St Unit A El Paso, TX	4.0	2.0	1300	$1,465	$1.13	45d	1	0.45mi
517 Val Verde St Unit B El Paso, TX	2.0	2.0	1200	$1,300	$1.08	4d	1	0.46mi
252 Trinity Pl El Paso, TX	3.0	2.0	1876	$1,900	$1.01	4d	1	0.67mi
726 Medina St El Paso, TX	3.0	2.0	1310	$1,600	$1.22	4d	1	0.78mi
209 N Seville Dr Unit A El Paso, TX	3.0	2.5	1250	$1,600	$1.28	4d	1	1.19mi
908 Bolivia St El Paso, TX	3.0	2.0	2100	$1,895	$0.90	4d	1	1.34mi
3816 Findley Ave El Paso, TX	2.0	1.0	1149	$1,080	$0.94	4d	1	1.34mi
3816 Findley Ave El Paso, TX	2.0	1.0	1149	$1,080	$0.94	25d	1	1.34mi
5530 Venezuela Rd El Paso, TX	3.0	3.0	1568	$1,350	$0.86	45d	1	1.37mi

Listing history 4 events

1. 2026-05-18
   status Pending 653-char remark
2. 2026-04-28
   listed $145,000 Active 653-char remark
3. 1987-07-17
   soldstatus $45,000
4. 1987-06-09
   soldstatus $35,000

ⓘ 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: $4,884 · $407/mo
• Projected year-2 tax: $4,884 · $407/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 26 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: $18,058
• − Mortgage interest: −$8,122
• − Property taxes: −$4,884
• − Insurance: −$725
• − Repairs & maintenance: −$1,445
• − Management: −$1,445
• − Depreciation: −$4,218
• Taxable loss: −$2,780
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $200/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

+314.3% since first listed

4 events — show timeline

• 2026-05-18 Pending — GEPARMLS
• 2026-04-28 Listed $145,000 GEPARMLS
• 1987-07-17 Sold (Public Records) $45,000 Public Records
• 1987-06-09 Sold (Public Records) $35,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $4,884 · +11.2% YoY. Source: county tax records.