2 bd · 1.0 ba ·
816 sqft ·
Built 1960
· SingleFamily
· Pending
· 28 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,185/mo
Mortgage (P&I)
−$262
Tax + insurance
−$129
HOA
−$0
Vac / Maint / Mgmt
−$249
Net cashflow
$544/mo
Annual
$6,532/yr
Cap rate
19.36%
Cash-on-cash
46.65%
DSCR
3.08
1% rule
2.37%
Cash to close
$14,000
Investor read
This is a 2-bed/1.0-bath single-family listed at $50k.
At list price, monthly cash flow is $544 ($7k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($1k rent vs $50k).
It's been on market 28 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
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: Capistrano El (math 14% / reading 21%, grade F, #3,805 of 4,322 statewide, top 89%, 460 students, 97% FRL); Ysleta Middle (math 14% / reading 16%, grade F, #1,569 of 1,662 statewide, top 95%, 779 students, 90% FRL); Ysleta H S (math 43% / reading 37%, grade F, #809 of 1,632 statewide, top 50%, 1,342 students, 90% FRL) — zoned schools average 92% FRL vs 68% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
Watch-outs: property tax is 2.6% of price.
Market conditions: Rents rising fast (+11.8%/yr); 103 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.
Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
This rent runs 34% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-Y0G2XGA1Z4WZ9R
· Data 3 weeks agocashflowre.app · 2026-05-29