1005 Plaza Del Sol · Roswell, NM 88203

$112,000

2 bd · 2.0 ba · 1,188 sqft · Townhouse public records · 72 Days on market

Built 1979 1,908 sqft lot ↓ 5% since listing

---

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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Cozy 2 bedroom, 1.5 bath townhome offering 1,188 soft of comfortable living space across two stories. The main level features a welcoming living room. Open kitchen feel, creating a warm and functional space perfect for everyday living or entertaining. Upstairs, you'll find two well-sized bedrooms and a full bath, providing a quiet retreat from the main living area. A convenient carport offers covered parking and easy access to the home. With its inviting layout and comfortable feel, this townhome is a wonderful place to relax and call home.

Key facts

• Built 1979
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $112k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $105k (6.0% 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: 177 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($42k/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 $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,280 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 7.2

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,890
• Equity at exit: $16,700

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $29,518
• Equity at exit: $9,684

Cash invested: $31,360 (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: 177
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,291 high
• Mortgage (P&I): −$587
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $331

Break-even live

Break-even rent $872

Max offer price $112,000

Occupancy floor 69%

Sensitivity live

Price	-10% $394	-5% $363	+0% $331	+5% $299	+10% $267
Rent	-10% $229	-5% $280	+0% $331	+5% $382	+10% $433
Rate	-1.0pp $387	-0.5pp $359	base $331	+0.5pp $302	+1.0pp $272

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Plaza del Sol Roswell, NM	2.0	2.0	1150	$1,275	$1.11	44d	1	0.08mi
1303 W Bonita Dr Roswell, NM	2.0	1.0	840	$875	$1.04	44d	1	0.61mi
1049 W Poe St Roswell, NM	2.0	1.5	1413	$1,200	$0.85	44d	1	0.62mi
1002 W Deming St Roswell, NM	2.0	1.0	792	$1,050	$1.33	44d	1	0.79mi
2614 Palomar Pl Roswell, NM	3.0	2.0	1278	$1,400	$1.10	44d	1	0.96mi
2703 S Onyx Dr Roswell, NM	3.0	2.0	1400	$1,900	$1.36	44d	1	1.02mi
613 S Hemlock Ave Roswell, NM	3.0	1.0	1078	$1,150	$1.07	44d	1	1.44mi

Listing history 9 events

1. 2026-05-19
   status Active 546-char remark

   Show marketing remark (546 chars)

   Cozy 2 bedroom, 1.5 bath townhome offering 1,188 soft of comfortable living space across two stories. The main level features a welcoming living room. Open kitchen feel, creating a warm and functional space perfect for everyday living or entertaining. Upstairs, you'll find two well-sized bedrooms and a full bath, providing a quiet retreat from the main living area. A convenient carport offers covered parking and easy access to the home. With its inviting layout and comfortable feel, this townhome is a wonderful place to relax and call home.

2. 2026-05-18
   historical 546-char remark

   Show marketing remark (546 chars)

   Cozy 2 bedroom, 1.5 bath townhome offering 1,188 soft of comfortable living space across two stories. The main level features a welcoming living room. Open kitchen feel, creating a warm and functional space perfect for everyday living or entertaining. Upstairs, you'll find two well-sized bedrooms and a full bath, providing a quiet retreat from the main living area. A convenient carport offers covered parking and easy access to the home. With its inviting layout and comfortable feel, this townhome is a wonderful place to relax and call home.

3. 2026-04-20
   price $112,000 546-char remark

   Show marketing remark (546 chars)

   Cozy 2 bedroom, 1.5 bath townhome offering 1,188 soft of comfortable living space across two stories. The main level features a welcoming living room. Open kitchen feel, creating a warm and functional space perfect for everyday living or entertaining. Upstairs, you'll find two well-sized bedrooms and a full bath, providing a quiet retreat from the main living area. A convenient carport offers covered parking and easy access to the home. With its inviting layout and comfortable feel, this townhome is a wonderful place to relax and call home.

4. 2026-03-14
   listed $118,000 Active 546-char remark

   Show marketing remark (546 chars)

   Cozy 2 bedroom, 1.5 bath townhome offering 1,188 soft of comfortable living space across two stories. The main level features a welcoming living room. Open kitchen feel, creating a warm and functional space perfect for everyday living or entertaining. Upstairs, you'll find two well-sized bedrooms and a full bath, providing a quiet retreat from the main living area. A convenient carport offers covered parking and easy access to the home. With its inviting layout and comfortable feel, this townhome is a wonderful place to relax and call home.

5. 2024-11-12
   soldstatus
6. 2015-04-30
   soldstatus
7. 2015-04-30
   soldstatus
8. 2011-10-25
   soldstatus
9. 2005-10-20
   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: $662 · $55/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$234/yr (+$19/mo · 35.3%)

ⓘ 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 · 19 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: $15,495
• − Mortgage interest: −$6,274
• − Property taxes: −$662
• − Insurance: −$560
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$3,258
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,428/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

-5.1% since first listed

9 events — show timeline

• 2026-05-19 Relisted — NMMLS
• 2026-05-18 Delisted — NMMLS
• 2026-04-20 Price Changed $112,000 NMMLS
• 2026-03-14 Listed $118,000 NMMLS
• 2024-11-12 Sold (Public Records) — Public Records
• 2015-04-30 Sold (Public Records) — Public Records
• 2015-04-30 Sold (Public Records) — Public Records
• 2011-10-25 Sold (Public Records) — Public Records
• 2005-10-20 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2025): $662 · -0.9% YoY. Source: county tax records.