Real Estate Investing in El Paso, Texas (79904)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 79904 (El Paso, TX)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.3% vacancy may signal weakening demand.
- Elevated poverty: 23.0% poverty rate — can affect rent collection.
- Higher unemployment: 7.0% unemployment — tenant risk signal.
- Lower household income: $38,476 median — tenant affordability is tighter.
What’s happening in El Paso, TX (79904)?
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Market Analysis: 79904 El Paso
The 79904 ZIP covers a section of El Paso that demands careful diligence. Prices near $192K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $192K asset, 79904 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 79904 and stronger El Paso ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 79904 ZIP's population of 33,022 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in El Paso:
Property Strategy for 79904
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $145,354 | $1,080 | 5.3% | +10.5% | $72,677 |
| 3BR | $178,689 | $1,490 | 6.0% | +9.3% | $59,563 |
| 4BR | $265,491 | $1,810 | 4.9% | +8.3% | $66,373 |
| 5BR | $357,658 | — | — | +8.5% | $71,532 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 79904 Compare?
| Metric | 79904 | El Paso | El Paso, TX | Texas |
|---|---|---|---|---|
| Home Value | $191,507 | $87,562 | N/A | $297,000 |
| 5-Year CAGR | 6.6% | 6.4% | N/A | 5.4% |
| Avg Rent | $1,216 | $1,430 | N/A | - |
| Cap Rate | 5.0% | 4.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 79904 (El Paso, TX). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $191,507 |
| Monthly Rent | $1,216 |
| Price-to-Rent | 13.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.6% |
| Cap Rate | 5.0% |
| 5-Year IRR | 11.6% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.6% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (5.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 79904
Population: 33,022
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 79904
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
TRAVIS EL
CLENDENIN EL
MORENO EL
CPT GABRIEL NAVARRETE MIDDLE
RUSK EL
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 10,414 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in El Paso, TX?
Homes in El Paso, TX typically sell near $192K. Prices have moved at a 0.0% 5-year CAGR, which even-keeled long-term demand.
How deep is the rental pool in El Paso, TX?
El Paso, TX offers a even-keeled renter base at the $1,216/mo rent level. Tenant turnover is reasonable for well-managed properties.
How high is vacancy risk in El Paso, TX?
El Paso, TX vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What investment strategy works best in El Paso, TX?
The best-fit strategy in El Paso, TX is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is TX a landlord-friendly state?
El Paso, TX falls under TX landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
You know 79904 now. You don’t know where it ranks.
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How 79904 ranks in El Paso, TX
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