4063 Quay 64.9 Rd · Tucumcari, NM 88401

$79,900

3 bd · 1.0 ba · 1,049 sqft · SingleFamily · 42 Days on market

Built 2001 Poor condition 1.00 ac lot $76/sqft · 128% above area

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Why this score? — see what drove the C+ 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks

Affordable county living. Welcome to 4063 Quay Road 64.9. Situated on 1 acre of land, this home offers unobstructed views of the New Mexico sunrises and sunsets. Room to grow. Covered front patio for front porch sitting and shade on hot summer days. Inside you are greeted by a traditional floorplan. Open kitchen living room and dining. Perfect for entertaining. 3 cozy bedrooms and 1 bath. Space to build your dream shop. Start a hobby farm with chickens and goats or just enjoy the wide-open space. Call today to schedule your private showing.

Key facts

• 1 acre lot
• 2 garage spots
• Built 2001

Property features AI

Finance

• Other: Property allows horses; Possible use: horses; Lot size: 1 acre

Exterior

• Parking: Attached 2-car garage; RV access/parking; 2 total parking spaces (2 covered)
• Utilities: Public water; Septic tank; Electricity connected; Natural gas connected / available
• Home design: Residential property; One-story
• Construction: Frame and Masonite construction; Metal roof; Built on a single level
• Exterior features: Covered patio; Irregular lot; Natural vegetation / natural state

Interior

• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Window unit(s)
• Interior features: Double-pane windows; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($991 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#166 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Tucumcari Public Schools (town): math 17% / reading 35% proficiency, ranked #47 of 95 in NM (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Quay County population projected at -35% 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,503 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.38%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $35,000
• List price: $79,900
• Delta: 128.29%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $1,768
• Equity at exit: $11,913

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $20,529
• Equity at exit: $6,908

Cash invested: $22,372 (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 88401

• Home prices YoY: -2.7%
• Active inventory: 26
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $991 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $231

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 72%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   price $79,900 Active 42 DOM
2. 2026-06-18
   days on market $85,000 Active 42 DOM
3. 2026-06-17
   days on market $85,000 Active 41 DOM
4. 2026-06-16
   days on market $85,000 Active 40 DOM
5. 2026-06-15
   days on market $85,000 Active 39 DOM
6. 2026-06-13
   days on market $85,000 Active 37 DOM
7. 2026-06-12
   days on market $85,000 Active 36 DOM
8. 2026-06-09
   days on market $85,000 Active 33 DOM
9. 2026-06-08
   days on market $85,000 Active 32 DOM
10. 2026-06-07
    days on market $85,000 Active 31 DOM
11. 2026-06-05
    days on market $85,000 Active 29 DOM
12. 2026-06-04
    days on market $85,000 Active 27 DOM
13. 2026-06-02
    days on market $85,000 Active 26 DOM
14. 2026-06-01
    days on market $85,000 Active 25 DOM
15. 2026-05-31
    days on market $85,000 Active 24 DOM
16. 2026-05-07
    listed $85,000 Active 546-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,893
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,324
• Taxable income: $1,592
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $2,387/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof and exterior siding, to improve its condition and increase its resale and rental value.

Repairs flagged

• Major roof — Significant wear and tear visible
• Major exterior siding — Weathered and peeling
• Major interior walls/paint — No photos to assess condition

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and value
• Both New exterior siding — New siding would enhance curb appeal and increase value
• Both Landscaping — Well-maintained landscaping would improve curb appeal and attract potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear visible	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
interior walls/paint · No photos to assess condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and value ↑
• Both New exterior siding — New siding would enhance curb appeal and increase value ↑
• Both Landscaping — Well-maintained landscaping would improve curb appeal and attract potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Tucumcari Public Schools
• NCES district ID: 3502640
• Math proficiency: 17% —
• Reading proficiency: 35% —
• Median HH income: $27,627
• Composite: 23.71/100
• National rank: #13236
• State rank: #47 of 95 in NM

Livability — Tucumcari

• Score: 57/100
• State rank: #166
• US rank: #22140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,689

Population outlook (Quay County) Hauer SSP2

• Today (2025): 7,255 people
• By 2030: 6,656 · -8.3%
• By 2040: 5,560 · -23.4%
• By 2050: 4,702 · -35.2%
• By 2075: 3,404 · -53.1%
• By 2100: 2,593 · -64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 40% Two or more races 23% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Iranian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Quay

• 2024 margin: Solid R (+40.9) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -20.4pp toward R · 2008: -20.5pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.8 2016: R+33.6 2012: R+22.0 2008: R+20.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.16%
• Current HPI: 115.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-07 Listed $85,000 NMMLS