1510 S Monroe Ave · Roswell, NM 88203

$70,000

1 bd · 1.0 ba · 627 sqft · SingleFamily public records · 60 Days on market

Built 1939 7,301 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is being sold as is. Though the home is small, it does have much potential as the lot is very spacious. Central cooling and heating. Request a showing today.

Key facts

• Central heating
• Central cooling
• Spacious lot

Tags

• SPACIOUS LOT
• CENTRAL COOLING
• CENTRAL HEATING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($948 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 181 active listings in the ZIP; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 6.2

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: 12.4%
• Equity multiple: 1.49×
• Total profit: $9,650
• Equity at exit: $10,437

10-year hold

• IRR: 21.3%
• Equity multiple: 2.80×
• Total profit: $35,364
• Equity at exit: $6,052

Cash invested: $19,600 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 181
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $948 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $330

Break-even live

Break-even rent $530

Max offer price $70,000

Occupancy floor 60%

Sensitivity live

Price	-10% $370	-5% $350	+0% $330	+5% $310	+10% $290
Rent	-10% $255	-5% $293	+0% $330	+5% $367	+10% $405
Rate	-1.0pp $365	-0.5pp $348	base $330	+0.5pp $312	+1.0pp $293

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $70,000 Active 60 DOM
2. 2026-06-19
   days on market $70,000 Active 58 DOM
3. 2026-06-18
   days on market $70,000 Active 57 DOM
4. 2026-06-17
   days on market $70,000 Active 56 DOM
5. 2026-06-16
   days on market $70,000 Active 55 DOM
6. 2026-06-15
   days on market $70,000 Active 54 DOM
7. 2026-06-14
   days on market $70,000 Active 52 DOM
8. 2026-06-12
   days on market $70,000 Active 51 DOM
9. 2026-06-09
   days on market $70,000 Active 48 DOM
10. 2026-06-08
    days on market $70,000 Active 47 DOM
11. 2026-06-07
    days on market $70,000 Active 46 DOM
12. 2026-06-05
    days on market $70,000 Active 43 DOM
13. 2026-06-03
    days on market $70,000 Active 42 DOM
14. 2026-06-02
    days on market $70,000 Active 41 DOM
15. 2026-06-01
    days on market $70,000 Active 40 DOM
16. 2026-05-31
    days on market $70,000 Active 39 DOM
17. 2026-05-30
    days on market $70,000 Active 38 DOM
18. 2026-05-01
    price $70,000 167-char remark

    Show marketing remark (167 chars)

    This home is being sold as is. Though the home is small, it does have much potential as the lot is very spacious. Central cooling and heating. Request a showing today.

19. 2026-04-22
    listed $80,000 Active 167-char remark

    Show marketing remark (167 chars)

    This home is being sold as is. Though the home is small, it does have much potential as the lot is very spacious. Central cooling and heating. Request a showing today.

20. 2018-02-26
    soldstatus 162-char remark

    Show marketing remark (162 chars)

    Home offers central heating and cooling. Has newer flooring and fresh paint. Chain link fence. Please knock before entering property, owner is in and out of town.

21. 2018-02-26
    soldstatus

    Show marketing remark (162 chars)

    Home offers central heating and cooling. Has newer flooring and fresh paint. Chain link fence. Please knock before entering property, owner is in and out of town.

22. 2017-09-22
    listed $48,000 162-char remark

    Show marketing remark (162 chars)

    Home offers central heating and cooling. Has newer flooring and fresh paint. Chain link fence. Please knock before entering property, owner is in and out of town.

23. 2005-11-14
    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: $268 · $22/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$292/yr (+$24/mo · 108.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,371
• − Mortgage interest: −$3,921
• − Property taxes: −$268
• − Insurance: −$350
• − Repairs & maintenance: −$910
• − Management: −$910
• − Depreciation: −$2,036
• Taxable income: $2,976
• Est. tax owed @ 24.0%: −$714
• After-tax cash flow: $3,246/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+45.8% since first listed

6 events — show timeline

• 2026-05-01 Price Changed $70,000 NMMLS
• 2026-04-22 Listed $80,000 NMMLS
• 2018-02-26 Sold (Public Records) — Public Records
• 2018-02-26 Sold (MLS) — NMMLS
• 2017-09-22 Listed $48,000 NMMLS
• 2005-11-14 Sold (Public Records) — Public Records

Property tax history

+1.9%/yr

Latest (2025): $268 · -0.9% YoY. Source: county tax records.