14860 Mandeville Ave · Horizon City, TX 79928

$220,000

None bd · None ba · 3,200 sqft · MultiFamily · 28 Days on market

Built 2021 Fair condition 0.83 ac lot ↓ 2% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +3.2/5.0
• Condition / age +2.0/5.0
• Schools +1.5/10.0
• 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

Check out this huge cash flowing opportunity! 4 UNITS FOR SALE in Horizon. Each building is aprox. 1,600 sqft. , each unit has Refrigerated air units. Each are 2 bed 1 bath. Landlord pays for Electric and Water. Minutes away from Horizon Blvd, schools, medical and shopping centers, Amazon.

Key facts

• 0.83 acre lot
• Built 2021
• Listed 28 days

Tags

• REFRIGERATED AIR UNITS
• CASH FLOWING OPPORTUNITY

Property features AI

Finance

• Other: No special listing conditions

Exterior

• Parking: More than 2 parking spaces per unit (see remarks)
• Utilities: Septic tank; Propane
• Home design: Quadruplex; Total building area approximately 3200
• Construction: Metal roof
• Exterior features: Metal roof; Lot about 0.83 acres

Interior

• Kitchen: Refrigerator
• Flooring: Laminate; Vinyl
• Heating & cooling: Forced air heating; Refrigerated cooling
• Interior features: Laminate and vinyl flooring; Refrigerator included

What this means for you Summary

Snapshot

• This is a multifamily listed at $220k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $220k).
• Recommended offer: $217k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#619 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Clint ISD (suburban): math 14% / reading 22% proficiency, ranked #792 of 826 in TX (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Desert Hills El (math 23% / reading 24%, grade F, #3,247 of 4,322 statewide, top 76%, 907 students, 78% FRL); Horizon Middle (math 16% / reading 20%, grade F, #1,491 of 1,662 statewide, top 91%, 670 students, 84% FRL); Horizon H S (math 14% / reading 26%, grade F, #1,397 of 1,632 statewide, top 87%, 1,677 students, 85% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 2093 active listings in the ZIP; solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).
• At $5,600/mo this rent would consume 88% of the median local household income ($77k/yr) (locally 838% 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 $2k of loan paydown is wiped out by about $7k 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 + 2.9% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $216,700 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.55% ✓
• Cap rate: 22.13%
• Cash-on-cash: 56.56%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.93% rent growth · sell at horizon

5-year hold

• IRR: 54.9%
• Equity multiple: 3.42×
• Total profit: $148,975
• Equity at exit: $32,803

10-year hold

• IRR: 60.0%
• Equity multiple: 6.95×
• Total profit: $366,584
• Equity at exit: $19,022

Cash invested: $61,600 (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 79928

• Home prices YoY: -16.9%
• Rents YoY: 2.9%
• Active inventory: 2093
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $5,600 medium
• Mortgage (P&I): −$1,154
• Tax est. 1.5%: −$275 /mo · $3,300/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,176
• Net cashflow: $2,904

Break-even live

Break-even rent $1,925

Max offer price $220,000

Occupancy floor 43%

Sensitivity live

Price	-10% $3,056	-5% $2,980	+0% $2,904	+5% $2,828	+10% $2,752
Rent	-10% $2,461	-5% $2,682	+0% $2,904	+5% $3,125	+10% $3,346
Rate	-1.0pp $3,014	-0.5pp $2,960	base $2,904	+0.5pp $2,847	+1.0pp $2,789

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,600
Total (4 units)			$5,600

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $220,000 Active 28 DOM
2. 2026-06-17
   days on market $220,000 Active 27 DOM
3. 2026-06-16
   days on market $220,000 Active 26 DOM
4. 2026-06-15
   days on market $220,000 Active 25 DOM
5. 2026-06-13
   days on market $220,000 Active 23 DOM
6. 2026-06-10
   days on market $220,000 Active 20 DOM
7. 2026-06-09
   days on market $220,000 Active 19 DOM
8. 2026-06-08
   days on market $220,000 Active 18 DOM
9. 2026-06-07
   days on market $220,000 Active 17 DOM
10. 2026-06-03
    days on market $220,000 Active 13 DOM
11. 2026-06-03
    days on market $220,000 Active 12 DOM
12. 2026-06-01
    days on market $220,000 Active 11 DOM
13. 2026-05-31
    days on market $220,000 Active 10 DOM
14. 2026-03-03
    listed $220,000 Active
15. 2024-02-11
    status Pending
16. 2024-01-30
    status Active
17. 2024-01-20
    status Pending
18. 2023-11-20
    price $215,000
19. 2023-10-23
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $67,200
• − Mortgage interest: −$12,323
• − Property taxes: −$3,300
• − Insurance: −$1,100
• − Repairs & maintenance: −$5,376
• − Management: −$5,376
• − Depreciation: −$6,400
• Taxable income: $33,325
• Est. tax owed @ 24.0%: −$7,998
• After-tax cash flow: $26,846/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.

Condition & rehab AI · 12 photos

Fair 40/100 Moderate rehab

This multi-family property requires moderate rehabilitation, including exterior cleaning, landscaping, and paint touch-ups. Improvements in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Minor exterior cleaning — Dirt and debris around the property.
• Major landscaping — No landscaping or curb appeal features visible.
• Minor paint touch-ups — Paint appears worn in some areas.

Value-add opportunities

• Both Landscaping and curb appeal — Improves both resale and rental value.
• Both Paint touch-ups — Enhances the home's appearance and value.
• Rental HVAC maintenance — Ensures the HVAC system is functioning properly and energy-efficient.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior cleaning · Dirt and debris around the property.	Minor	$500–3,000
landscaping · No landscaping or curb appeal features visible.	Major	$15,000–50,000
paint touch-ups · Paint appears worn in some areas.	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improves both resale and rental value. ↑
• Both Paint touch-ups — Enhances the home's appearance and value. ↑
• Rental HVAC maintenance — Ensures the HVAC system is functioning properly and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Clint ISD
• NCES district ID: 4814430
• Math proficiency: 14% ▼ -32.00%
• Reading proficiency: 22% ▼ -15.00%
• Median HH income: $37,490
• Composite: 15.03/100
• National rank: #9356
• State rank: #792 of 826 in TX

Livability — Horizon City

• Score: 66/100
• State rank: #619
• US rank: #11815

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: El Paso County · 761,266 people
• City population: 86,599
• Metro: El Paso, TX
• Population (ZIP): 86,599
• Household income: $76,643
• Rent vs Own: 13.4% rent · 86.6% own
• Severe rent burden: 838.0

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 (89%)
• Race & ethnicity: Hispanic / Latino 89% Two or more races 39% White 7% Black 2% Native American 2%
• Hispanic origin (detail): Mexican 84%
• Foreign-born: 23% · Canada
• Languages at home: 25% English-only · Spanish 74% Other Asian/Pacific 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: ▼ -40.72%
• Current HPI: 200.6454
• Rent YoY: ▲ 2.93%
• 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

-2.2% since first listed

6 events — show timeline

• 2026-03-03 Listed $220,000 GEPARMLS
• 2024-02-11 Pending — GEPARMLS
• 2024-01-30 Relisted — GEPARMLS
• 2024-01-20 Pending — GEPARMLS
• 2023-11-20 Price Changed $215,000 GEPARMLS
• 2023-10-23 Listed $225,000 GEPARMLS