10984 Northampton St · El Paso, TX 79934

$165,000

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 111 Days on market

Built 2000 4,556 sqft lot ↓ 6% since listing

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Rent growth +2.8/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Starting out or slowing down, this is the ONE! This one-owner home has been lovingly cared for and is truly better than new. Enjoy refrigerated air, brand-new appliances, a beautiful farmhouse kitchen sink, and ceiling fans in every room. The updated bathroom and tile flooring throughout (no carpet!) give the home a clean, modern feel. Major upgrades include a recently replaced roof, new water heater, washer and dryer included — plus a mounted 65 inch flatscreen TV that stays! Move-in ready and very affordable — don't miss your opportunity to call 10984 Northampton home.

Key facts

• Refrigerated air
• Updated bathroom
• 4,556 sq ft lot

Tags

• REFRIGERATED AIR
• UPDATED BATHROOM
• TILE THROUGHOUT HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-15 ($-182/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (10.5% below list).
• Recommended offer: $148k (10.5% below list) — sets the bar for 1% rule.

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+.
• 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.
• Market conditions: Rents rising (+1.4%/yr); 294 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,196 units permitted in El Paso County in 2024 (143 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 111 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,627 (10.5% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.36% rent growth · sell at horizon

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-30,054
• Equity at exit: $24,602

10-year hold

• IRR: -15.1%
• Equity multiple: 0.20×
• Total profit: $-36,740
• Equity at exit: $14,266

Cash invested: $46,200 (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 79934

• Home prices YoY: -13.1%
• Rents YoY: 1.4%
• Active inventory: 294
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$865
• Tax from tax record: −$247 /mo · $2,969/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $-15

Break-even live

Break-even rent $1,496

Max offer price $162,316

Occupancy floor 96%

Sensitivity live

Price	-10% $78	-5% $32	+0% $-15	+5% $-62	+10% $-109
Rent	-10% $-132	-5% $-74	+0% $-15	+5% $43	+10% $101
Rate	-1.0pp $68	-0.5pp $27	base $-15	+0.5pp $-58	+1.0pp $-101

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10736 Obsidian St El Paso, TX	3.0	1.0	961	$1,195	$1.24	3d	1	0.70mi
10800 McCombs St El Paso, TX	1.0–3.0	1.0–2.5	1067	$1,615	$1.51	3d	12	0.88mi
11240 William McCool St El Paso, TX	3.0	2.0	925	$1,350	$1.46	44d	1	1.07mi
10626 McCombs St Unit 01 El Paso, TX	2.0	1.0	725	$1,100	$1.52	15d	1	1.12mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	15d	1	1.34mi
10708 Levelland Pl El Paso, TX	3.0	2.0	1064	$1,400	$1.32	44d	1	1.34mi
10969 Duke Snider Cir El Paso, TX	3.0	2.0	1003	$1,385	$1.38	12d	1	1.43mi

Listing history 8 events

1. 2026-06-02
   status $165,000 Pending 111 DOM
2. 2026-06-01
   days on market $165,000 Active 111 DOM
3. 2026-05-31
   days on market $165,000 Active 110 DOM
4. 2026-05-12
   price $165,000 598-char remark

   Show marketing remark (598 chars)

   Starting out or slowing down, this is the ONE! This one-owner home has been lovingly cared for and is truly better than new. Enjoy refrigerated air, brand-new appliances, a beautiful farmhouse kitchen sink, and ceiling fans in every room. The updated bathroom and tile flooring throughout (no carpet!) give the home a clean, modern feel. Major upgrades include a recently replaced roof, new water heater, washer and dryer included — plus a mounted 65 inch flatscreen TV that stays! Move-in ready and very affordable — don't miss your opportunity to call 10984 Northampton home.

5. 2026-02-18
   price $170,000 598-char remark

   Show marketing remark (598 chars)

   Starting out or slowing down, this is the ONE! This one-owner home has been lovingly cared for and is truly better than new. Enjoy refrigerated air, brand-new appliances, a beautiful farmhouse kitchen sink, and ceiling fans in every room. The updated bathroom and tile flooring throughout (no carpet!) give the home a clean, modern feel. Major upgrades include a recently replaced roof, new water heater, washer and dryer included — plus a mounted 65 inch flatscreen TV that stays! Move-in ready and very affordable — don't miss your opportunity to call 10984 Northampton home.

6. 2026-02-10
   listed $175,000 Active 598-char remark

   Show marketing remark (598 chars)

   Starting out or slowing down, this is the ONE! This one-owner home has been lovingly cared for and is truly better than new. Enjoy refrigerated air, brand-new appliances, a beautiful farmhouse kitchen sink, and ceiling fans in every room. The updated bathroom and tile flooring throughout (no carpet!) give the home a clean, modern feel. Major upgrades include a recently replaced roof, new water heater, washer and dryer included — plus a mounted 65 inch flatscreen TV that stays! Move-in ready and very affordable — don't miss your opportunity to call 10984 Northampton home.

7. 2000-09-25
   soldstatus
8. 1997-04-22
   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: $2,969 · $247/mo
• Projected year-2 tax: $3,020 · $252/mo
• Expected delta: +$50/yr (+$4/mo · 1.7%)

ⓘ 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 · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 23 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: $17,715
• − Mortgage interest: −$9,243
• − Property taxes: −$2,969
• − Insurance: −$825
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,800
• Taxable loss: −$2,956
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $527/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: Ysleta ISD
• NCES district ID: 4846680
• Math proficiency: 27% ▼ -31.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $35,826
• Composite: 25.65/100
• National rank: #7400
• State rank: #626 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): 28,861
• Household income: $77,754
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 795.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 34% White 19% Black 9% Asian 3%
• Hispanic origin (detail): Mexican 57% Puerto Rican 3%
• Common ancestry: Lithuanian 1% Italian 1% Romanian 1%
• Foreign-born: 15% · Canada, South Korea, Vietnam
• Languages at home: 54% English-only · Spanish 42% Korean 1% French/Haitian/Cajun 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: ▼ -34.63%
• Current HPI: 229.688
• Rent YoY: ▲ 1.36%
• 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

-5.7% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $165,000 GEPARMLS
• 2026-02-18 Price Changed $170,000 GEPARMLS
• 2026-02-10 Listed $175,000 GEPARMLS
• 2000-09-25 Sold (Public Records) — Public Records
• 1997-04-22 Sold (Public Records) — Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,969 · +10.7% YoY. Source: county tax records.