10557 Warren St · El Paso, TX 79924

$185,000

3 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 28 Days on market

Built 1972 6,300 sqft lot ↓ 5% since listing

---

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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.6/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,300 sq ft lot
• Built 1972
• Listed 28 days

Property features AI

Finance

• Other: Fixer upper

Exterior

• Utilities: Community sewer
• Home design: Single family residence; Flat roof
• Construction: Brick construction
• Exterior features: Walled backyard

Interior

• Kitchen: Dishwasher; Free-standing gas oven; Microwave; Refrigerator
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Refrigerated cooling
• Interior features: Ceiling fan(s); Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $182k (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+.
• 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: Dr Joseph Torres El (math 17% / reading 32%, grade F, #3,052 of 4,322 statewide, top 74%, 604 students, 85% FRL); Charles Middle (math 25% / reading 34%, grade F, #1,077 of 1,662 statewide, top 66%, 450 students, 84% FRL); Andress H S (math 19% / reading 34%, grade F, #1,228 of 1,632 statewide, top 76%, 1,530 students, 83% FRL) — zoned schools average 84% FRL vs 65% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 241 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• This rent runs 40% 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 $6k 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 28 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $182,225 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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: 1.02% ✓
• Cap rate: 7.28%
• Cash-on-cash: 3.54%
• DSCR: 1.16
• GRM: 8.2

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-17,300
• Equity at exit: $27,584

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $9,912
• Equity at exit: $15,995

Cash invested: $51,800 (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: 241
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$970
• Tax from tax record: −$286 /mo · $3,431/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $153

Break-even live

Break-even rent $1,687

Max offer price $185,000

Occupancy floor 87%

Sensitivity live

Price	-10% $258	-5% $205	+0% $153	+5% $100	+10% $48
Rent	-10% $4	-5% $79	+0% $153	+5% $227	+10% $301
Rate	-1.0pp $246	-0.5pp $200	base $153	+0.5pp $105	+1.0pp $56

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10565 Murphy St El Paso, TX	3.0	2.0	1914	$2,000	$1.04	15d	1	0.06mi
10901 Joe Dimaggio Cir El Paso, TX	4.0	2.0	1400	$1,750	$1.25	21d	1	0.62mi
10800 McCombs St El Paso, TX	1.0–3.0	1.0–2.5	1067	$1,970	$1.85	3d	12	0.66mi
10983 Duke Snider Cir El Paso, TX	4.0	2.0	1760	$1,850	$1.05	44d	1	0.66mi
11013 Thatcher Pond Ln El Paso, TX	3.0	2.5	1432	$1,550	$1.08	44d	1	1.01mi
5640 Rick Husband Dr El Paso, TX	3.0	2.0	1500	$1,595	$1.06	44d	1	1.10mi
5661 Michael P Anderson Ln El Paso, TX	3.0	2.0	1530	$1,500	$0.98	19d	1	1.10mi
10096 Ontario St El Paso, TX	4.0	2.0	1774	$1,859	$1.05	44d	1	1.12mi
10132 Dyer St Unit 8 El Paso, TX	3.0	2.5	1510	$1,300	$0.86	3d	1	1.14mi
5205 Nome Ave El Paso, TX	4.0	2.0	1788	$1,995	$1.12	24d	1	1.16mi
11201 Redstone Peak Pl El Paso, TX	3.0	2.0	1553	$1,850	$1.19	44d	1	1.17mi
10840 Acoma St El Paso, TX	4.0	3.0	2156	$2,500	$1.16	15d	1	1.20mi
5980 Redstone Rim Dr El Paso, TX	3.0	3.0	1665	$1,795	$1.08	3d	1	1.21mi
10899 Northview Dr El Paso, TX	3.0	2.0	1532	$1,500	$0.98	24d	1	1.32mi
10909 Northview Dr El Paso, TX	4.0	2.0	1473	$1,850	$1.26	15d	1	1.34mi
11233 Red Barrel Pl El Paso, TX	4.0	2.5	2253	$1,850	$0.82	3d	1	1.46mi

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-04
   status Pending
4. 2026-04-02
   price $185,000
5. 2026-03-27
   listed $195,000 Active
6. 1979-12-01
   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: $3,431 · $286/mo
• Projected year-2 tax: $3,431 · $286/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 · 25 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: $22,572
• − Mortgage interest: −$10,363
• − Property taxes: −$3,431
• − Insurance: −$925
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$5,382
• Taxable loss: −$1,140
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $2,108/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): 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

-5.1% since first listed

6 events — show timeline

• 2026-04-30 Pending — GEPARMLS
• 2026-04-10 Relisted — GEPARMLS
• 2026-04-04 Pending — GEPARMLS
• 2026-04-02 Price Changed $185,000 GEPARMLS
• 2026-03-27 Listed $195,000 GEPARMLS
• 1979-12-01 Sold (Public Records) — Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,431 · +12.0% YoY. Source: county tax records.