31 Bobcat Loop · Los Ojos, NM 87551

$67,500

2 bd · 1.0 ba · 837 sqft · Other public records · 240 Days on market

Built 1987 2.51 ac lot $33/mo HOA · 4% of rent

---

Why this score? — see what drove the B- 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0

Listing remarks MLS

If you're looking for a private cabin with stunning views of the Brazos Cliffs and surrounding countryside, here it is. The plase is being sold in "as is" condition. The cabin is right next to the BLM which lends to the seclusion. This would be a good get away spot or a man cabe! Not too far from the Village of Chama for any amenities that you might need. Plenty of outdoor places to explore as well.

Key facts

• Private cabin
• Next to blm
• Stunning views

Tags

• PRIVATE CABIN
• STUNNING VIEWS
• BRAZOS CLIFFS
• SURROUNDING COUNTRYSIDE
• NEXT TO BLM
• SECLUSION

Property features AI

Finance

• Financial info: For sale
• HOA & community: Annual association fee of $400

Exterior

• Parking: 4 parking spaces
• Utilities: Electricity available; Private well water; Septic tank sewer
• Construction: Metal roof
• Exterior features: Rural residential zoning; Approximately 2.51-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating details available in remarks
• Interior features: No interior steps; Not ADA compliant

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $68k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 41/100 on livability (#378 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D+, amenities F, commute F.
• Market conditions: 37 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($467 loan paydown + $2k appreciation (3.0% local appreciation)).
• Rio Arriba County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.28% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 6.5

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: 19.5%
• Equity multiple: 2.11×
• Total profit: $20,953
• Equity at exit: $30,351

10-year hold

• IRR: 20.7%
• Equity multiple: 4.00×
• Total profit: $56,690
• Equity at exit: $46,774

Cash invested: $18,900 (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 87551

• Active inventory: 37
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$28
• HOA: −$33
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $201

Break-even live

Break-even rent $607

Max offer price $67,500

Occupancy floor 72%

Sensitivity live

Price	-10% $239	-5% $220	+0% $201	+5% $182	+10% $163
Rent	-10% $133	-5% $167	+0% $201	+5% $235	+10% $269
Rate	-1.0pp $235	-0.5pp $218	base $201	+0.5pp $183	+1.0pp $166

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 21 events

1. 2026-06-21
   days on market $67,500 Active 240 DOM
2. 2026-06-21
   days on market $67,500 Active 239 DOM
3. 2026-06-18
   days on market $67,500 Active 237 DOM
4. 2026-06-17
   days on market $67,500 Active 236 DOM
5. 2026-06-16
   days on market $67,500 Active 235 DOM
6. 2026-06-15
   days on market $67,500 Active 234 DOM
7. 2026-06-13
   days on market $67,500 Active 232 DOM
8. 2026-06-12
   days on market $67,500 Active 231 DOM
9. 2026-06-09
   days on market $67,500 Active 228 DOM
10. 2026-06-08
    days on market $67,500 Active 227 DOM
11. 2026-06-07
    days on market $67,500 Active 226 DOM
12. 2026-06-05
    days on market $67,500 Active 224 DOM
13. 2026-06-04
    days on market $67,500 Active 222 DOM
14. 2026-06-02
    days on market $67,500 Active 221 DOM
15. 2026-06-01
    days on market $67,500 Active 220 DOM
16. 2026-05-31
    days on market $67,500 Active 219 DOM
17. 2026-05-13
    soldstatus Closed 412-char remark

    Show marketing remark (412 chars)

    If you're looking for a private cabin with stunning views of the Brazos Cliffs and surrounding countryside, here it is. The plase is being sold in "as is" condition. The cabin is right next to the BLM which lends to the seclusion. This would be a good get away spot or a man cabe! Not too far from the Village of Chama for any amenities that you might need. Plenty of outdoor places to explore as well.

18. 2026-03-23
    status Pending 412-char remark

    Show marketing remark (412 chars)

    If you're looking for a private cabin with stunning views of the Brazos Cliffs and surrounding countryside, here it is. The plase is being sold in "as is" condition. The cabin is right next to the BLM which lends to the seclusion. This would be a good get away spot or a man cabe! Not too far from the Village of Chama for any amenities that you might need. Plenty of outdoor places to explore as well.

19. 2025-10-24
    listed $67,500 Active
20. 2025-10-11
    listed $67,500 Active 412-char remark

    Show marketing remark (412 chars)

    If you're looking for a private cabin with stunning views of the Brazos Cliffs and surrounding countryside, here it is. The plase is being sold in "as is" condition. The cabin is right next to the BLM which lends to the seclusion. This would be a good get away spot or a man cabe! Not too far from the Village of Chama for any amenities that you might need. Plenty of outdoor places to explore as well.

21. 2022-10-21
    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: $773 · $64/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 20 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: $10,336
• − Mortgage interest: −$3,781
• − Property taxes: −$773
• − Insurance: −$338
• − Repairs & maintenance: −$827
• − Management: −$827
• − HOA: −$396
• − Depreciation: −$1,964
• Taxable income: $1,432
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,068/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)

No district data.

Livability — Los Ojos

• Score: 41/100
• State rank: #378
• US rank: #27201

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 317

Population outlook (Rio Arriba County) Hauer SSP2

• Today (2025): 36,893 people
• By 2030: 35,060 · -5.0%
• By 2040: 31,035 · -15.9%
• By 2050: 27,056 · -26.7%
• By 2075: 19,056 · -48.3%
• By 2100: 12,332 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 6%
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Rio Arriba

• 2024 margin: D (+19.4) · D 58.6% · R 39.2% · Other 2.2%
• 2008→2024 swing: -31.4pp toward R · 2008: 50.9pp · 2024: 19.4pp
• All cycles: 2024: D+19.4 2020: D+33.6 2016: D+40.3 2012: D+52.6 2008: D+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-13 Sold (MLS) — NMMLS
• 2026-03-23 Pending — NMMLS
• 2025-10-24 Listed $67,500 Santa Fe MLS
• 2025-10-11 Listed $67,500 NMMLS
• 2022-10-21 Sold (Public Records) — Public Records

Property tax history

+5.1%/yr

Latest (2025): $773 · +13.8% YoY. Source: county tax records.