707 Tingley St · Truth or Consequences, NM 87901

$127,000

3 bd · 2.0 ba · 1,512 sqft · Other public records · 42 Days on market

Built 1999 10,500 sqft 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 1999 28 X 60 Cavco 3 bed 2 bath manufactured home located in Truth or Consequences. Inside features include open living room and kitchen, large master bedroom, walk-in closet and master bath. Carpet and vinyl flooring. There is plenty of room for parking on the property. Close to downtown TorC and the local Hot Springs.

Key facts

• 0.24 acre lot
• Built 1999
• Listed 41 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Electricity connected; Natural gas connected; Natural gas available; Sewer connected
• Home design: Manufactured house (double wide); Residential property
• Construction: Manufactured construction
• Exterior features: Chain link fencing; Fenced lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has heating; Has cooling
• Interior features: Carpet flooring; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $127k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $120k (5.4% below list).
• Recommended offer: $120k (5.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#60 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools F, crime F, commute F.
• T Or C Municipal Schools (town): math 25% / reading 25% proficiency, ranked #29 of 29 in NM (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sierra County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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

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

Recommended offer $120,118 (5.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.8

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,995
• Equity at exit: $18,936

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,814
• Equity at exit: $10,981

Cash invested: $35,560 (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 87901

• Active inventory: 91
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $167

Break-even live

Break-even rent $990

Max offer price $127,000

Occupancy floor 81%

Sensitivity live

Price	-10% $239	-5% $203	+0% $167	+5% $131	+10% $95
Rent	-10% $72	-5% $119	+0% $167	+5% $214	+10% $262
Rate	-1.0pp $231	-0.5pp $199	base $167	+0.5pp $134	+1.0pp $100

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $127,000 Active 42 DOM
2. 2026-06-17
   days on market $127,000 Active 41 DOM
3. 2026-06-16
   days on market $127,000 Active 40 DOM
4. 2026-06-15
   days on market $127,000 Active 39 DOM
5. 2026-06-14
   days on market $127,000 Active 37 DOM
6. 2026-06-13
   days on market $127,000 Active 36 DOM
7. 2026-06-10
   days on market $127,000 Active 34 DOM
8. 2026-06-09
   days on market $127,000 Active 33 DOM
9. 2026-06-08
   days on market $127,000 Active 32 DOM
10. 2026-06-07
    days on market $127,000 Active 31 DOM
11. 2026-06-02
    days on market $127,000 Active 26 DOM
12. 2026-06-01
    days on market $127,000 Active 25 DOM
13. 2026-05-31
    days on market $127,000 Active 24 DOM
14. 2026-05-30
    days on market $127,000 Active 23 DOM
15. 2026-05-07
    listed $127,000 Active
16. 2021-08-11
    soldstatus 326-char remark

    Show marketing remark (326 chars)

    Nice 1999 28 X 60 Cavco 3 bed 2 bath manufactured home located in Truth or Consequences. Inside features include open living room and kitchen, large master bedroom, walk-in closet and master bath. Carpet and vinyl flooring. There is plenty of room for parking on the property. Close to downtown TorC and the local Hot Springs.

17. 2021-06-09
    listed $98,000 326-char remark

    Show marketing remark (326 chars)

    Nice 1999 28 X 60 Cavco 3 bed 2 bath manufactured home located in Truth or Consequences. Inside features include open living room and kitchen, large master bedroom, walk-in closet and master bath. Carpet and vinyl flooring. There is plenty of room for parking on the property. Close to downtown TorC and the local Hot Springs.

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$258/yr (+$21/mo · 34.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 23 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: $14,414
• − Mortgage interest: −$7,114
• − Property taxes: −$758
• − Insurance: −$635
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,695
• Taxable loss: −$94
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $2,024/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: T Or C Municipal Schools
• NCES district ID: 3502610
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $28,449
• Composite: 20.0/100
• National rank: #8666
• State rank: #29 of 29 in NM

Livability — Truth or Consequences

• Score: 65/100
• State rank: #60
• US rank: #13470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Truth or Consequences, NM
• Population (ZIP): 6,459

Population outlook (Sierra County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 8,580 · -9.7%
• By 2040: 6,994 · -26.4%
• By 2050: 5,914 · -37.7%
• By 2075: 4,083 · -57.0%
• By 2100: 2,499 · -73.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 34% Two or more races 18% Native American 5%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 16% French/Haitian/Cajun 1%

Political lean MEDSL · Sierra

• 2024 margin: R (+19.2) · D 39.2% · R 58.3% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -12.1pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+21.5 2016: R+27.2 2012: R+18.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.64%
• Current HPI: 118.3055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+29.6% since first listed

3 events — show timeline

• 2026-05-07 Listed $127,000 NMMLS
• 2021-08-11 Sold (MLS) — NMMLS
• 2021-06-09 Listed $98,000 NMMLS

Property tax history

+2.0%/yr

Latest (2025): $758 · -2.2% YoY. Source: county tax records.