200 Almond Tree Ln · Clovis, NM 88101

$223,000

3 bd · 2.0 ba · 1,388 sqft · Other · 9 Days on market

Built 2014 7,200 sqft lot $161/sqft · 26% below area Est $303k · 26% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home. 1245 sq. ft. All electric. Dishwasher and refrigerator included. 2 car garage. Pet allowed with a $300 non-refundable pet deposit and $25.00 a month pet rent per pet. AVAILABLE: 8/11/2025 APPLICATION FEE: $30.00

Key facts

• Open floor plan
• Stone backsplash
• Granite countertops

Tags

• OPEN FLOOR PLAN
• TRAY CEILINGS
• STAGGERED KITCHEN CABINETRY
• GRANITE COUNTERTOPS
• STONE BACKSPLASH
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached 2-car garage; 2 total parking spaces (2 covered)
• Security:
• Utilities: Public water; Electricity connected; Sewer connected
• Home design: Single-family residence; One story; Residential property
• Construction: Brick and stucco construction; Shingle roof
• Exterior features: Covered patio; Fenced backyard (block); Sprinklers in front and rear

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Free-standing range
• Bedrooms:
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning; Electric cooling; Ceiling fan(s)
• Interior features: Ceiling fans; Walk-in closet(s)
• Laundry & utility:

🏷️ Possibly a rental listed for sale. The $223,000 price doesn't fit this home's estimated sale value (~$302,524) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $223k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (31.2% below list).
• Recommended offer: $153k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Parkview Elementary (384 students, 100% FRL); Yucca Middle (572 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($57k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 12y 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.

Recommended offer $153,494 (31.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.58%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (median comp): $302,524
• List price: $223,000
• Delta: -26.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.29×
• Total profit: $-44,029
• Equity at exit: $33,250

10-year hold

• IRR: -8.5%
• Equity multiple: 0.42×
• Total profit: $-36,473
• Equity at exit: $19,281

Cash invested: $62,440 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-186

Break-even live

Break-even rent $1,770

Max offer price $190,130

Occupancy floor —

Sensitivity live

Price	-10% $-60	-5% $-123	+0% $-186	+5% $-249	+10% $-312
Rent	-10% $-307	-5% $-247	+0% $-186	+5% $-125	+10% $-65
Rate	-1.0pp $-74	-0.5pp $-129	base $-186	+0.5pp $-244	+1.0pp $-303

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Almond Tree Ln Clovis, NM	4.0	2.0	1601	$1,700	$1.06	45d	1	0.03mi
1313 Mission Dr Unit a Clovis, NM	2.0	2.0	1055	$1,400	$1.33	45d	1	0.14mi
2500 E 14th St Unit 2502-B Clovis, NM	2.0	1.0	900	$1,195	$1.33	45d	1	0.28mi
2101 Bobwhite Ct Unit B Clovis, NM	2.0	2.0	981	$1,200	$1.22	45d	1	0.30mi
2365 Marlene Blvd Unit B Clovis, NM	2.0	2.0	956	$2,000	$2.09	45d	1	0.33mi
2112 Fred Daugherty Ave Apt C Clovis, NM	2.0	1.0	900	$925	$1.03	45d	1	0.48mi
2916 Hammond Blvd Clovis, NM	3.0	2.0	1270	$1,600	$1.26	45d	1	0.61mi
1621 N Lea St Clovis, NM	3.0	2.0	1650	$1,500	$0.91	46d	1	1.43mi

Listing history 19 events

1. 2026-05-14
   status Pending 948-char remark
2. 2026-05-05
   listed $223,000 Active 948-char remark
3. 2025-07-26
   historical $1,475
4. 2025-07-18
   listed $1,475 Active 235-char remark

   Show marketing remark (235 chars)

   3 bedroom, 2 bath home. 1245 sq. ft. All electric. Dishwasher and refrigerator included. 2 car garage. Pet allowed with a $300 non-refundable pet deposit and $25.00 a month pet rent per pet. AVAILABLE: 8/11/2025 APPLICATION FEE: $30.00

5. 2025-07-17
   soldstatus Closed 235-char remark

   Show marketing remark (235 chars)

   3 bedroom, 2 bath home. 1245 sq. ft. All electric. Dishwasher and refrigerator included. 2 car garage. Pet allowed with a $300 non-refundable pet deposit and $25.00 a month pet rent per pet. AVAILABLE: 8/11/2025 APPLICATION FEE: $30.00

6. 2025-07-17
   soldstatus 235-char remark

   Show marketing remark (235 chars)

   3 bedroom, 2 bath home. 1245 sq. ft. All electric. Dishwasher and refrigerator included. 2 car garage. Pet allowed with a $300 non-refundable pet deposit and $25.00 a month pet rent per pet. AVAILABLE: 8/11/2025 APPLICATION FEE: $30.00

7. 2025-07-05
   listed $1,475
8. 2024-01-26
   historical $1,475
9. 2024-01-21
   listed $1,475
10. 2022-11-25
    historical
11. 2018-03-01
    soldstatus
12. 2018-02-18
    soldstatus

    Show marketing remark (434 chars)

    Pristine home - only 3 years old! Lovely neutral colors that look great with any decor. Dark solid wood cabinetry in the open kitchen with large dining area. Such a comfortable floor plan. Two bedrooms are towards the front of the home and the master bedroom and master bath with large walk in tiled double shower is on the other side of the house. Easy maintenance cinder block fence surrounds the backyard. Come check it out today!

13. 2018-01-12
    listed $197,000

    Show marketing remark (434 chars)

    Pristine home - only 3 years old! Lovely neutral colors that look great with any decor. Dark solid wood cabinetry in the open kitchen with large dining area. Such a comfortable floor plan. Two bedrooms are towards the front of the home and the master bedroom and master bath with large walk in tiled double shower is on the other side of the house. Easy maintenance cinder block fence surrounds the backyard. Come check it out today!

14. 2017-07-19
    soldstatus
15. 2017-07-17
    soldstatus
16. 2017-04-06
    listed $179,000
17. 2015-06-08
    soldstatus
18. 2015-06-05
    soldstatus
19. 2014-09-05
    listed $173,500

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$148/yr (+$12/mo · 9.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $18,419
• − Mortgage interest: −$12,491
• − Property taxes: −$1,636
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$6,487
• Taxable loss: −$6,257
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-731/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+28.5% since first listed

19 events — show timeline

• 2026-05-14 Pending — NMMLS
• 2026-05-05 Listed $223,000 NMMLS
• 2025-07-26 Rental Removed $1,475 APPFOLIO
• 2025-07-18 Listed $1,475 NMMLS
• 2025-07-17 Sold (MLS) — NMMLS
• 2025-07-17 Sold (MLS) — NMMLS
• 2025-07-05 Listed for Rent $1,475 APPFOLIO
• 2024-01-26 Rental Removed $1,475 APPFOLIO
• 2024-01-21 Listed for Rent $1,475 APPFOLIO
• 2022-11-25 Rental Removed — APPFOLIO
• 2018-03-01 Sold (Public Records) — Public Records
• 2018-02-18 Sold (MLS) — NMMLS
• 2018-01-12 Listed $197,000 NMMLS
• 2017-07-19 Sold (Public Records) — Public Records
• 2017-07-17 Sold (MLS) — NMMLS
• 2017-04-06 Listed $179,000 NMMLS
• 2015-06-08 Sold (Public Records) — Public Records
• 2015-06-05 Sold (MLS) — NMMLS
• 2014-09-05 Listed $173,500 NMMLS

Property tax history

+41.8%/yr

Latest (2025): $1,636 · +3.6% YoY. Source: county tax records.