209 N Anderson Ave · Tatum, NM 88267

$105,000

3 bd · 1.5 ba · 1,402 sqft · SingleFamily public records · 64 Days on market

Built 1955 6,160 sqft 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +4.9/10.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors.

Key facts

• 6,160 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#174 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Tatum Municipal Schools (rural): math 25% / reading 41% proficiency, ranked #24 of 95 in NM (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 172 units permitted in Lea County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $592 of equity ($726 loan paydown + $-134 appreciation (-0.1% local appreciation)).
• Lea County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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

• Watch-outs: flood insurance adds $125/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.83%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.23×
• Total profit: $6,841
• Equity at exit: $29,822

10-year hold

• IRR: 10.3%
• Equity multiple: 2.11×
• Total profit: $32,737
• Equity at exit: $35,319

Cash invested: $29,400 (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 88267

• Home prices YoY: -0.3%
• Active inventory: 11
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$58 /mo · $692/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $165

Break-even live

Break-even rent $984

Max offer price $105,000

Occupancy floor 81%

Sensitivity live

Price	-10% $224	-5% $194	+0% $165	+5% $135	+10% $105
Rent	-10% $70	-5% $118	+0% $165	+5% $212	+10% $259
Rate	-1.0pp $218	-0.5pp $191	base $165	+0.5pp $137	+1.0pp $110

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $105,000 Active 64 DOM
2. 2026-06-18
   days on market $105,000 Active 63 DOM
3. 2026-06-17
   days on market $105,000 Active 62 DOM
4. 2026-06-16
   days on market $105,000 Active 61 DOM
5. 2026-06-15
   days on market $105,000 Active 60 DOM
6. 2026-06-14
   days on market $105,000 Active 58 DOM
7. 2026-06-12
   days on market $105,000 Active 57 DOM
8. 2026-06-09
   days on market $105,000 Active 54 DOM
9. 2026-06-08
   days on market $105,000 Active 53 DOM
10. 2026-06-07
    days on market $105,000 Active 52 DOM
11. 2026-06-03
    days on market $105,000 Active 48 DOM
12. 2026-06-02
    days on market $105,000 Active 47 DOM
13. 2026-06-01
    days on market $105,000 Active 46 DOM
14. 2026-05-31
    days on market $105,000 Active 45 DOM
15. 2026-05-30
    days on market $105,000 Active 44 DOM
16. 2026-04-16
    listed $105,000 Active 22-char remark

    Show marketing remark (22 chars)

    Calling all investors.

17. 2022-09-23
    soldstatus 145-char remark

    Show marketing remark (145 chars)

    Cute home with a big lot. Waiting for new family and/or investor! Call today to schedule a showing. Owner to install a mini-spit before closing.

18. 2022-04-22
    listed $85,000 145-char remark

    Show marketing remark (145 chars)

    Cute home with a big lot. Waiting for new family and/or investor! Call today to schedule a showing. Owner to install a mini-spit before closing.

19. 2005-08-01
    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: $692 · $58/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$148/yr (+$12/mo · 21.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 5 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,309
• − Mortgage interest: −$5,882
• − Property taxes: −$692
• − Insurance: −$2,027
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,055
• Taxable income: $363
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $1,889/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: Tatum Municipal Schools
• NCES district ID: 3502550
• Math proficiency: 25% —
• Reading proficiency: 41% —
• Median HH income: $45,601
• Composite: 30.95/100
• National rank: #11335
• State rank: #24 of 95 in NM

Livability — Tatum

• Score: 56/100
• State rank: #174
• US rank: #22422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tatum, NM
• Population (ZIP): 1,437

Population outlook (Lea County) Hauer SSP2

• Today (2025): 84,268 people
• By 2030: 91,695 · +8.8%
• By 2040: 108,366 · +28.6%
• By 2050: 126,264 · +49.8%
• By 2075: 170,606 · +102.5%
• By 2100: 199,235 · +136.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 33%
• Hispanic origin (detail): Mexican 39%
• Common ancestry: Italian 5% Slovak 1% Romanian 1%
• Foreign-born: 17% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · Lea

• 2024 margin: Solid R (+61.6) · D 18.5% · R 80.1% · Other 1.3%
• 2008→2024 swing: -17.4pp toward R · 2008: -44.2pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.6 2016: R+48.5 2012: R+49.7 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.13%
• Current HPI: 43.8599
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+23.5% since first listed

4 events — show timeline

• 2026-04-16 Listed $105,000 NMMLS
• 2022-09-23 Sold (MLS) — NMMLS
• 2022-04-22 Listed $85,000 NMMLS
• 2005-08-01 Sold (Public Records) — Public Records

Property tax history

+11.5%/yr

Latest (2025): $692 · +2.0% YoY. Source: county tax records.