1511 N Mesquite St · Las Cruces, NM 88001

$85,000

2 bd · 1.0 ba · 754 sqft · SingleFamily public records · 3 Days on market

Built 1938 5,968 sqft lot ↓ 19% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the heart of downtown, this 2-bedroom, 1-bath home presents a prime opportunity for investors or buyers looking for a project. This property is a true fixer-upper and requires extensive repairs, but offers great potential for renovation or redevelopment. Conveniently situated near shopping, dining, and local amenities. Bring your vision and transform this property into something special!

Key facts

• Extensive repairs
• Near dining
• Near shopping

Tags

• FIXER-UPPER
• EXTENSIVE REPAIRS
• NEAR SHOPPING
• NEAR DINING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Located in the Bella Vista Subdivision; Directions: Heading south on Main Street, make a left onto Solano Dr., turn right onto N. Mesquite St.; property is on the right

Exterior

• Home design: Single-family residence; Residential property; One story
• Construction: Metal roof
• Exterior features: Wood fencing; Lot approximately 0.14 acres (0 to .24 AC)

Interior

• Bathrooms: 1 full bathroom
• Interior features: One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime 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.
• Market conditions: Rents rising (+3.5%/yr); 143 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• 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 $85,000

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. 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: 1.18% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.82%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.45% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.17×
• Total profit: $4,110
• Equity at exit: $12,674

10-year hold

• IRR: 14.3%
• Equity multiple: 2.17×
• Total profit: $27,840
• Equity at exit: $7,349

Cash invested: $23,800 (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 88001

• Rents YoY: 3.5%
• Active inventory: 143
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,006 high
• Mortgage (P&I): −$446
• Tax from tax record: −$40 /mo · $476/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $274

Break-even live

Break-even rent $659

Max offer price $85,000

Occupancy floor 68%

Sensitivity live

Price	-10% $322	-5% $298	+0% $274	+5% $250	+10% $226
Rent	-10% $195	-5% $234	+0% $274	+5% $314	+10% $353
Rate	-1.0pp $317	-0.5pp $296	base $274	+0.5pp $252	+1.0pp $230

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 N Mesquite St Las Cruces, NM	1.0	1.0	735	$635	$0.86	22d	1	0.32mi
649 N Espina St Unit 2D Las Cruces, NM	1.0	1.0	571	$1,000	$1.75	22d	1	0.62mi
649 N Espina St Las Cruces, NM	1.0	1.0	571	$1,000	$1.75	45d	1	0.63mi
180 Three Crosses Ave Las Cruces, NM	1.0–2.0	1.0–2.0	821	$1,200	$1.46	14d	24	0.69mi
180 Three Crosses Ave Apt 1022 Las Cruces, NM	2.0	2.0	1020	$1,200	$1.18	22d	1	0.74mi
180 Three Crosses Ave Unit 814 Las Cruces, NM	1.0	1.0	623	$1,000	$1.61	22d	1	0.74mi
1000 Coyote Trl Las Cruces, NM	3.0	2.0	1280	$1,524	$1.19	14d	1	0.75mi
310 N Alameda Blvd Unit 110 Las Cruces, NM	2.0	2.0	885	$1,350	$1.53	45d	1	0.80mi
204 N Virginia St Las Cruces, NM	2.0	1.0	876	$1,250	$1.43	45d	1	0.91mi

Listing history 6 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $85,000 Active
3. 2025-10-14
   price $105,000
4. 2013-09-23
   soldstatus
5. 2012-02-27
   soldstatus
6. 2005-11-04
   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: $476 · $40/mo
• Projected year-2 tax: $680 · $57/mo
• Expected delta: +$204/yr (+$17/mo · 42.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥100°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: $12,074
• − Mortgage interest: −$4,761
• − Property taxes: −$476
• − Insurance: −$425
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,473
• Taxable income: $2,007
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $2,806/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 — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 37,690
• Household income: $33,087
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2590.0

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% White 21% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Other Asian/Pacific 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: ▼ -239.44%
• Current HPI: 219.0404
• Rent YoY: ▲ 3.45%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-19.0% since first listed

6 events — show timeline

• 2026-05-11 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-08 Listed $85,000 SNMMLS as distributed by MLS GRID
• 2025-10-14 Price Changed $105,000 SNMMLS as distributed by MLS GRID
• 2013-09-23 Sold (Public Records) — Public Records
• 2012-02-27 Sold (Public Records) — Public Records
• 2005-11-04 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2025): $476 · +2.4% YoY. Source: county tax records.