1809 Missouri Ave · Las Cruces, NM 88001

$219,500

4 bd · 2.0 ba · 1,437 sqft · SingleFamily public records · 24 Days on market

Built 1952 0.27 ac lot $153/sqft · 13% above area Est $243k · 9% under

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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 +11.8/15.0
• Cash flow +7.7/30.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

Key facts

• Office
• Large family room
• Refrigerated air

Tags

• ENTRY FORMAL LIVING ROOM
• LARGE FAMILY ROOM
• HOBBY ROOM
• OFFICE
• NEWER ROOF
• REFRIGERATED AIR

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (40.5% below list).
• Recommended offer: $131k (40.5% below list) — sets the bar for 1% rule.

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+, crime F, commute 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.
• Zoned schools: Conlee Elementary (422 students, 100% FRL); Lynn Middle (534 students, 100% FRL); Centennial High School (math 47% / reading 67%, grade C, #33 of 110 statewide, top 29%, 1,615 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 145 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• At $1,307/mo this rent would consume 47% of the median local household income ($33k/yr) (locally 2590% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,663 (40.5% 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. Built in 1952 — 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 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?
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. 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?
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: 0.60% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 14.0

CMA / ARV

• ARV (median comp): $242,519
• List price: $219,500
• Delta: -9.49%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-51,474
• Equity at exit: $32,728

10-year hold

• IRR: -19.2%
• Equity multiple: -0.04×
• Total profit: $-63,941
• Equity at exit: $18,978

Cash invested: $61,460 (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: 145
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,307 high
• Mortgage (P&I): −$1,151
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $-257

Break-even live

Break-even rent $1,632

Max offer price $174,069

Occupancy floor —

Sensitivity live

Price	-10% $-133	-5% $-195	+0% $-257	+5% $-319	+10% $-381
Rent	-10% $-360	-5% $-309	+0% $-257	+5% $-206	+10% $-154
Rate	-1.0pp $-147	-0.5pp $-201	base $-257	+0.5pp $-314	+1.0pp $-372

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1815 Boston Dr Las Cruces, NM	3.0	1.5	980	$1,195	$1.22	45d	1	0.19mi
1345 Branson Ave Las Cruces, NM	2.0–3.0	2.0–2.5	1416	$1,230	$0.87	45d	2	0.19mi
2324 E Idaho Ave Las Cruces, NM	3.0	2.0	1241	$1,325	$1.07	45d	1	0.54mi
2300 Kent Rd Las Cruces, NM	3.0	1.5	1200	$1,100	$0.92	45d	1	0.59mi
1615 E University Ave Unit 107 Las Cruces, NM	4.0	2.0	1014	$1,290	$1.27	45d	1	0.81mi
1763 Royal Dr Las Cruces, NM	3.0	2.0	1522	$1,750	$1.15	22d	1	1.38mi

Listing history 8 events

1. 2026-05-18
   status Pending 729-char remark

   Show marketing remark (729 chars)

   A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

2. 2026-05-15
   status Active 729-char remark

   Show marketing remark (729 chars)

   A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

3. 2026-05-11
   status Pending 729-char remark

   Show marketing remark (729 chars)

   A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

4. 2026-05-01
   status Active 729-char remark

   Show marketing remark (729 chars)

   A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

5. 2026-03-31
   status Pending 729-char remark

   Show marketing remark (729 chars)

   A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

6. 2026-03-20
   listed $219,500 Active 729-char remark

   Show marketing remark (729 chars)

   A very well maintained and spacious home ready for your family or an investment property. Home features 5 bedrooms, 1.5 bathrooms, an entry formal living room and an additional large family room open to the kitchen area. Kitchen has all appliances. Home has an additional room next to the garage that can be used as a Hobby room or an Office. Other features include a 1-car garage with a 2-car carport space and plenty of parking. The roof is newer and the home also has refrigerated air. Last, but not least this property has a very nice yard ready for you to entertain your family and friends. It's located near NMSU, hospitals, medical facilities and Burrell College of Medicine with easy access to I-10 & I-25 corridor.

7. 2015-04-07
   soldstatus
8. 2009-10-20
   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: $562 · $47/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$1,194/yr (+$99/mo · 212.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 24 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: $15,680
• − Mortgage interest: −$12,295
• − Property taxes: −$562
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$6,385
• Taxable loss: −$7,170
• Est. tax savings @ 24.0%: +$1,721
• After-tax cash flow: $-1,365/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

8 events — show timeline

• 2026-05-18 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-15 Relisted — SNMMLS as distributed by MLS GRID
• 2026-05-11 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-01 Relisted — SNMMLS as distributed by MLS GRID
• 2026-03-31 Pending — SNMMLS as distributed by MLS GRID
• 2026-03-20 Listed $219,500 SNMMLS as distributed by MLS GRID
• 2015-04-07 Sold (Public Records) — Public Records
• 2009-10-20 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $562 · +2.4% YoY. Source: county tax records.