Cap rates 5.5–6.5% · Median price $220,000 · Median rent $1,200/mo · Population 680K
El Paso has Fort Bliss (one of the US's largest Army bases) plus a major logistics and manufacturing corridor driven by nearshoring from Mexico. Very stable workforce and military demand.
Here's what the numbers look like on a typical El Paso rental at current market rates (20% down, 7.5% rate, standard expenses):
| Metric | As-Is (Current Rents) | Stabilized (Market Rents) |
|---|---|---|
| Purchase Price | $220,000 | $220,000 |
| Down Payment (20%) | $44,000 | $44,000 |
| Monthly Rent | $1,080 | $1,200 |
| Monthly Mortgage | $1,231 | $1,231 |
| Monthly OpEx (est 35%) | $378 | $420 |
| Est. Monthly Cash Flow | $-529/mo | $-451/mo |
| Cap Rate | 3.8% | 4.3% |
* Estimates only. Uses 20% down, 7.5% rate, 30yr term, 35% expense ratio, 5% vacancy. Run your own numbers with the calculator below.
Best for cash flow: Focus on workforce housing in established neighborhoods with strong employer anchors. Avoid chasing the highest raw yield numbers — the 10% cap rate in a declining neighborhood often means vacancy and management headaches that destroy returns.
Best for appreciation: Target neighborhoods within 2 miles of job centers, universities, or transit that are in the early stages of gentrification. Look for the coffee shop / yoga studio signal — amenities follow renters, and renters follow amenities.
Best for STR: Check local STR regulations carefully before investing. Some {name} neighborhoods have restrictions on short-term rentals.
DSCR Loans: Most El Paso properties qualify for DSCR financing with a 1.0+ ratio. Use our DSCR Calculator to check qualification before making an offer.