5480 Amarillo Del Sol · San Ysidro, NM 88007

$255,000

3 bd · 2.0 ba · 1,357 sqft · SingleFamily public records · 1 Days on market

Built 1988 0.34 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very well maintained and thoughtfully upgraded throughout, this 3 bedroom, 2 bath home offers comfort, functionality, and space to enjoy. Situated on an oversized lot with RV access and no backyard neighbors, the property provides an open backdrop and plenty of room for entertaining, relaxing with a glass of tea, or storing your RV and toys. A welcoming courtyard invites you in, while the cozy living room fireplace creates the perfect atmosphere for quiet evenings at home. The spacious layout offers flexibility for everyday living and gatherings alike. Pride of ownership is evident throughout with numerous updates and meticulous care. Whether you're looking for extra outdoor space, room for

Key facts

• Welcoming courtyard
• Rv access
• Oversized lot

Tags

• OVERSIZED LOT
• RV ACCESS
• NO BACKYARD NEIGHBORS
• WELCOMING COURTYARD
• COZY LIVING ROOM FIREPLACE

Property features AI

Finance

• Other: Located in Mirasol Subdivision

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; One level
• Construction: Frame construction; Shingle roof; Slab foundation; Built on lot sized about 0.34 acres
• Exterior features: Covered patio/porch; Cul-de-sac lot

Interior

• Kitchen: Electric range; Disposal; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Fireplace heating
• Interior features: Open floor plan; Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $49 ($584/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.6% below list).
• Recommended offer: $200k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#69 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Dona Ana Elementary (399 students, 100% FRL); Vista Middle (602 students, 100% FRL); Mayfield High (math 24% / reading 54%, grade F, #68 of 110 statewide, top 62%, 1,421 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Zoned-school proficiency averages 40% at this address vs 55% district-wide (-16 pts) — the specific schools serving this property underperform the Las Cruces Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 226 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $200,000 (21.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.78% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-38,332
• Equity at exit: $38,021

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-29,841
• Equity at exit: $22,048

Cash invested: $71,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 88007

• Home prices YoY: -26.3%
• Active inventory: 226
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $49

Break-even live

Break-even rent $1,938

Max offer price $255,000

Occupancy floor 93%

Sensitivity live

Price	-10% $193	-5% $121	+0% $49	+5% $-23	+10% $-96
Rent	-10% $-109	-5% $-30	+0% $49	+5% $128	+10% $207
Rate	-1.0pp $177	-0.5pp $114	base $49	+0.5pp $-17	+1.0pp $-85

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Valle Alegre Las Cruces, NM	4.0	2.0	1464	$2,000	$1.37	45d	1	0.19mi

Listing history 3 events

1. 2026-05-21
   status Pending
2. 2026-05-20
   listed $255,000 Active
3. 2001-04-02
   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 NM · Resets to sale price

• Current annual tax: $1,054 · $88/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$986/yr (+$82/mo · 93.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$14,284
• − Property taxes: −$1,054
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,418
• Taxable loss: −$3,871
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $1,513/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — San Ysidro

• Score: 64/100
• State rank: #69
• US rank: #14393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,750

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 19% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 30% Tagalog/Filipino 1%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.30%
• Current HPI: 205.0841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-21 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-20 Listed $255,000 SNMMLS as distributed by MLS GRID
• 2001-04-02 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,054 · +2.5% YoY. Source: county tax records.