304 Catarena Ct · Santa Clara, NM 88026

$74,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 206 Days on market

Built 2000 0.31 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

Key facts

• Double sinks
• Metal roof
• Walk in closets

Tags

• WALK IN CLOSETS
• DOUBLE SINKS
• GARDEN TUB
• METAL ROOF
• WOODEN DECK

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#94 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Cobre Consolidated Schools (town): math 13% / reading 33% proficiency, ranked #56 of 95 in NM (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($512 loan paydown + $4k appreciation (5.0% local appreciation)).
• Grant County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $45k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.68% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 3.45×
• Total profit: $50,795
• Equity at exit: $42,148

10-year hold

• IRR: 37.8%
• Equity multiple: 7.01×
• Total profit: $124,438
• Equity at exit: $72,919

Cash invested: $20,720 (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 88026

• Home prices YoY: 9.2%
• Active inventory: 13
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$38 /mo · $461/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $527

Break-even live

Break-even rent $579

Max offer price $74,000

Occupancy floor 53%

Sensitivity live

Price	-10% $569	-5% $548	+0% $527	+5% $506	+10% $485
Rent	-10% $428	-5% $478	+0% $527	+5% $576	+10% $625
Rate	-1.0pp $564	-0.5pp $546	base $527	+0.5pp $508	+1.0pp $488

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   pricedays on market $74,000 Active 206 DOM
2. 2026-06-18
   days on market $79,900 Active 204 DOM
3. 2026-06-17
   days on market $79,900 Active 203 DOM
4. 2026-06-16
   days on market $79,900 Active 202 DOM
5. 2026-06-15
   days on market $79,900 Active 201 DOM
6. 2026-06-13
   days on market $79,900 Active 199 DOM
7. 2026-06-12
   days on market $79,900 Active 198 DOM
8. 2026-06-09
   days on market $79,900 Active 195 DOM
9. 2026-06-08
   days on market $79,900 Active 194 DOM
10. 2026-06-07
    days on market $79,900 Active 193 DOM
11. 2026-06-07
    days on market $79,900 Active 192 DOM
12. 2026-06-04
    days on market $79,900 Active 189 DOM
13. 2026-06-02
    days on market $79,900 Active 188 DOM
14. 2026-06-01
    days on market $79,900 Active 187 DOM
15. 2026-05-31
    days on market $79,900 Active 186 DOM
16. 2026-04-20
    price $89,900 298-char remark

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

17. 2026-03-16
    price $99,900 298-char remark

    Show marketing remark (268 chars)

    Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

18. 2026-03-16
    price $99,900 268-char remark

    Show marketing remark (268 chars)

    Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

19. 2025-11-26
    status Active 298-char remark

    Show marketing remark (268 chars)

    Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

20. 2025-11-26
    listed $119,000 Active 268-char remark

    Show marketing remark (268 chars)

    Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

21. 2025-11-21
    historical 298-char remark

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

22. 2025-10-07
    price $119,000

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

23. 2025-10-07
    price $119,000 298-char remark

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

24. 2025-09-03
    price $126,000

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

25. 2025-09-03
    price $126,000 298-char remark

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

26. 2025-08-05
    price $130,000 298-char remark

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

27. 2025-08-05
    price $130,000

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

28. 2025-07-08
    listed $135,000 Active

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

29. 2025-07-08
    listed $135,000 Active 298-char remark

    Show marketing remark (298 chars)

    Fannie Mae HomePath Property. Located in Santa Clara, this 4 bedroom, 2 bath manufactured double wide was built in 2000 with 1680 sq ft. Spacious closet in primary bedroom, double sinks in primary bathroom, garden tub with a separate shower. Considered Real Property. Wooden deck on front and back.

30. 2020-05-22
    soldstatus
31. 2020-03-11
    listed $75,000

ⓘ 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: $461 · $38/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$131/yr (+$11/mo · 28.5%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,948
• − Mortgage interest: −$4,145
• − Property taxes: −$461
• − Insurance: −$370
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,153
• Taxable income: $5,428
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $5,019/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: Cobre Consolidated Schools
• NCES district ID: 3500600
• Math proficiency: 13% —
• Reading proficiency: 33% —
• Median HH income: $32,044
• Composite: 21.77/100
• National rank: #13581
• State rank: #56 of 95 in NM

Livability — Santa Clara

• Score: 61/100
• State rank: #94
• US rank: #17762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, NM
• Population (ZIP): 1,636

Population outlook (Grant County) Hauer SSP2

• Today (2025): 26,478 people
• By 2030: 25,179 · -4.9%
• By 2040: 22,711 · -14.2%
• By 2050: 20,807 · -21.4%
• By 2075: 16,893 · -36.2%
• By 2100: 13,020 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 41% White 24%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Grant

• 2024 margin: Lean D (+5.1) · D 51.3% · R 46.3% · Other 2.4%
• 2008→2024 swing: -14.8pp toward R · 2008: 19.9pp · 2024: 5.1pp
• All cycles: 2024: D+5.1 2020: D+7.2 2016: D+7.7 2012: D+13.5 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 59.8202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+19.9% since first listed

16 events — show timeline

• 2026-04-20 Price Changed $89,900 NMMLS
• 2026-03-16 Price Changed $99,900 NMMLS
• 2026-03-16 Price Changed $99,900 SCRMLS
• 2025-11-26 Relisted — NMMLS
• 2025-11-26 Listed $119,000 SCRMLS
• 2025-11-21 Delisted — NMMLS
• 2025-10-07 Price Changed $119,000 SCRMLS
• 2025-10-07 Price Changed $119,000 NMMLS
• 2025-09-03 Price Changed $126,000 SCRMLS
• 2025-09-03 Price Changed $126,000 NMMLS
• 2025-08-05 Price Changed $130,000 NMMLS
• 2025-08-05 Price Changed $130,000 SCRMLS
• 2025-07-08 Listed $135,000 SCRMLS
• 2025-07-08 Listed $135,000 NMMLS
• 2020-05-22 Sold (MLS) — SCRMLS
• 2020-03-11 Listed $75,000 SCRMLS

Property tax history

-2.5%/yr

Latest (2025): $461 · +1.1% YoY. Source: county tax records.