355 Rachel Dr · Socorro, TX 79927

$119,999

3 bd · 2.0 ba · 1,630 sqft · SingleFamily public records · 14 Days on market

Built 1984 9,601 sqft 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks

INVESTOR special! Located in the growing community of Socorro, Texas, 255 Rachel Dr offers a lifestyle centered on convenience and steady growth. Residents are drawn to nearby parks, local dining, and everyday services that support a comfortable routine. Ongoing residential development and new business activity throughout Socorro contribute to long term appeal and everyday practicality. Easy access to major roadways allows for a manageable commute into El Paso while maintaining a quieter residential setting. Buyers appreciate the balance of affordability, access, and community expansion. The surrounding area continues to see infrastructure improvements that support daily living, making this

Key facts

• Easy access
• Major roadways
• Community expansion

Tags

• NEARBY PARKS
• LOCAL DINING
• EASY ACCESS
• MAJOR ROADWAYS
• QUIETER RESIDENTIAL SETTING
• COMMUNITY EXPANSION

Property features AI

Finance

• Other: Listed as fixer upper
• HOA & community: No HOA fees (HOA fee includes: None)

Exterior

• Utilities: Community sewer
• Home design: Single-family residence
• Construction: Concrete and block construction; Shingle roof; Total building area approximately 2913
• Exterior features: Walled backyard; Fenced yard

Interior

• Kitchen: Appliances: see remarks
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: Two full bathrooms; One 3/4 bathroom
• Heating & cooling: Central heating; Evaporative cooling
• Interior features: See remarks (additional interior details available in listing remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads 63/100 on livability (#830 in TX) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Socorro ISD (urban): math 23% / reading 36% proficiency, ranked #624 of 826 in TX (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.3%/yr); 219 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 37% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $829 of loan paydown is wiped out by about $1k 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 (-0.9% appreciation + 5.3% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• 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 $119,999

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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 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: 1.38% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.54×
• Total profit: $18,203
• Equity at exit: $29,349

10-year hold

• IRR: 19.5%
• Equity multiple: 3.16×
• Total profit: $72,673
• Equity at exit: $31,146

Cash invested: $33,600 (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 79927

• Home prices YoY: -0.4%
• Rents YoY: 5.3%
• Active inventory: 219
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$273 /mo · $3,278/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $359

Break-even live

Break-even rent $1,206

Max offer price $119,999

Occupancy floor 73%

Sensitivity live

Price	-10% $427	-5% $393	+0% $359	+5% $325	+10% $291
Rent	-10% $228	-5% $293	+0% $359	+5% $425	+10% $490
Rate	-1.0pp $419	-0.5pp $390	base $359	+0.5pp $328	+1.0pp $296

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10183 Dijon Pl Socorro, TX	3.0	2.0	1340	$1,495	$1.12	15d	1	1.09mi
10281 Valle del Mar Dr El Paso, TX	3.0	2.0	1328	$1,600	$1.20	15d	1	1.13mi
717 HC Gilbert Minjares Dr Unit A El Paso, TX	3.0	2.0	1167	$1,500	$1.29	44d	1	1.29mi

Listing history 14 events

1. 2026-05-12
   status Pending 817-char remark
2. 2026-04-28
   listed $119,999 Active 817-char remark
3. 2025-03-11
   status Pending
4. 2025-03-11
   historical
5. 2025-02-28
   listed $90,000 Active
6. 2025-01-02
   soldstatus
7. 2025-01-02
   soldstatus
8. 2024-12-20
   soldstatus
9. 2024-12-20
   soldstatus
10. 2024-03-12
    status Pending
11. 2024-03-11
    historical
12. 2024-03-05
    price $109,900
13. 2024-02-27
    listed $122,600 Active
14. 1982-03-01
    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: $3,278 · $273/mo
• Projected year-2 tax: $3,278 · $273/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,920
• − Mortgage interest: −$6,722
• − Property taxes: −$3,278
• − Insurance: −$600
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$3,491
• Taxable income: $2,643
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $3,674/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: Socorro ISD
• NCES district ID: 4840710
• Math proficiency: 23% ▼ -34.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $49,318
• Composite: 25.67/100
• National rank: #7396
• State rank: #624 of 826 in TX

Livability — Socorro

• Score: 63/100
• State rank: #830
• US rank: #14960

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Socorro, TX
• County: El Paso County · 761,266 people
• City population: 44,444
• Metro: El Paso, TX
• Population (ZIP): 44,444
• Household income: $53,652
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 732.0

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 (97%)
• Race & ethnicity: Hispanic / Latino 97% Two or more races 39% Native American 2% White 2%
• Hispanic origin (detail): Mexican 94%
• Foreign-born: 34% · Canada
• Languages at home: 16% English-only · Spanish 84%

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: ▼ -0.93%
• Current HPI: 239.646
• Rent YoY: ▲ 5.29%
• 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

-2.1% since first listed

14 events — show timeline

• 2026-05-12 Pending — GEPARMLS
• 2026-04-28 Listed $119,999 GEPARMLS
• 2025-03-11 Pending — GEPARMLS
• 2025-03-11 Listing Removed — GEPARMLS
• 2025-02-28 Listed $90,000 GEPARMLS
• 2025-01-02 Sold (Public Records) — Public Records
• 2025-01-02 Sold (Public Records) — Public Records
• 2024-12-20 Sold (Public Records) — Public Records
• 2024-12-20 Sold (Public Records) — Public Records
• 2024-03-12 Pending — GEPARMLS
• 2024-03-11 Listing Removed — GEPARMLS
• 2024-03-05 Price Changed $109,900 GEPARMLS
• 2024-02-27 Listed $122,600 GEPARMLS
• 1982-03-01 Sold (Public Records) — Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,278 · +7.9% YoY. Source: county tax records.