3017 Del Cerro · Alamogordo, NM 88310

$89,000

3 bd · 2.0 ba · 1,795 sqft · SingleFamily public records · 8 Days on market

Built 1981 9,975 sqft lot ↓ 44% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Home with Large Traditional Living Spaces and the Magnificent Mountain Views Everyone is Looking for! 3 Huge Bedrooms, 2 Baths, 2 Living Areas, and A Beautifully Remodeled Kitchen with Top of the Line Cabinetry and Solid Surface Counter Tops. Lovely Screened Patio Perfect for the quiet reading space you've been searching for. Home comes with In House Laundry, 2 Car Garage and a Very Large Enclosed Backyard for all the Kids, Pups, Garden Plots and so much More !

Key facts

• Spacious backyard
• Attached carport
• Generously sized lot

Tags

• MOUNTAIN VIEWS
• SPACIOUS BACKYARD
• GENEROUSLY SIZED LOT
• ATTACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $748 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 9→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.97% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.04%
• DSCR: 2.60
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $204,630
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2364 Apache Ln	0.68mi	4/2.0 (+1)	1,588 (-12%)	18mo	$180,701	$114	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 30.2%
• Equity multiple: 2.24×
• Total profit: $30,938
• Equity at exit: $13,270

10-year hold

• IRR: 36.7%
• Equity multiple: 4.17×
• Total profit: $79,097
• Equity at exit: $7,695

Cash invested: $24,920 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$467
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $748

Break-even live

Break-even rent $807

Max offer price $89,000

Occupancy floor 52%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3007 Del Sur Alamogordo, NM	3.0	2.0	1901	$1,800	$0.95	43d	1	0.11mi
2606 Pontiac Dr Alamogordo, NM	3.0	2.0	1785	$1,650	$0.92	23d	1	0.46mi
1409 Juniper Dr Alamogordo, NM	3.0	2.0	2536	$1,550	$0.61	43d	1	0.57mi
2300 Aspen Dr Alamogordo, NM	3.0	2.0	1368	$1,400	$1.02	3d	1	0.73mi
2637 Las Alturas Ct Alamogordo, NM	3.0	2.0	1366	$1,600	$1.17	43d	1	0.79mi
1502 Campbell Pl Alamogordo, NM	3.0	2.0	1816	$1,450	$0.80	23d	1	1.08mi
2201 Mesa Ln Alamogordo, NM	3.0	2.0	1408	$3,000	$2.13	23d	1	1.09mi
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	3d	18	1.43mi

Listing history 11 events

1. 2026-06-18
   days on market $89,000 Active 8 DOM
2. 2026-06-17
   days on market $89,000 Active 7 DOM
3. 2026-06-16
   status $89,000 Active 6 DOM
4. 2026-04-09
   status Pending
5. 2026-04-03
   listed $89,000 Active
6. 2022-07-08
   soldstatus 475-char remark

   Show marketing remark (475 chars)

   Beautiful Home with Large Traditional Living Spaces and the Magnificent Mountain Views Everyone is Looking for! 3 Huge Bedrooms, 2 Baths, 2 Living Areas, and A Beautifully Remodeled Kitchen with Top of the Line Cabinetry and Solid Surface Counter Tops. Lovely Screened Patio Perfect for the quiet reading space you've been searching for. Home comes with In House Laundry, 2 Car Garage and a Very Large Enclosed Backyard for all the Kids, Pups, Garden Plots and so much More !

7. 2020-12-18
   soldstatus
8. 2020-09-23
   listed $179,000 475-char remark

   Show marketing remark (475 chars)

   Beautiful Home with Large Traditional Living Spaces and the Magnificent Mountain Views Everyone is Looking for! 3 Huge Bedrooms, 2 Baths, 2 Living Areas, and A Beautifully Remodeled Kitchen with Top of the Line Cabinetry and Solid Surface Counter Tops. Lovely Screened Patio Perfect for the quiet reading space you've been searching for. Home comes with In House Laundry, 2 Car Garage and a Very Large Enclosed Backyard for all the Kids, Pups, Garden Plots and so much More !

9. 2010-09-16
   soldstatus 287-char remark

   Show marketing remark (287 chars)

   This is an extremely nice home that you will want to see. Absolutely gorgeous hardwood floors. The kitchen is fantastic with lots and lots of cabinet space. Two living areas and a great sun room. CONTRACT FELL THRU DO TO BUYERS FINANCING. SELLER'S FOUND HOME IN LC AND ARE READY TO MOVE.

10. 2010-09-16
    soldstatus

    Show marketing remark (287 chars)

    This is an extremely nice home that you will want to see. Absolutely gorgeous hardwood floors. The kitchen is fantastic with lots and lots of cabinet space. Two living areas and a great sun room. CONTRACT FELL THRU DO TO BUYERS FINANCING. SELLER'S FOUND HOME IN LC AND ARE READY TO MOVE.

11. 2010-03-10
    listed $158,800 287-char remark

    Show marketing remark (287 chars)

    This is an extremely nice home that you will want to see. Absolutely gorgeous hardwood floors. The kitchen is fantastic with lots and lots of cabinet space. Two living areas and a great sun room. CONTRACT FELL THRU DO TO BUYERS FINANCING. SELLER'S FOUND HOME IN LC AND ARE READY TO MOVE.

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,606 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 9 d/yr ≥90°F today · 29 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: $21,056
• − Mortgage interest: −$4,985
• − Property taxes: −$1,606
• − Insurance: −$445
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$2,589
• Taxable income: $8,061
• Est. tax owed @ 24.0%: −$1,935
• After-tax cash flow: $7,047/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-44.0% since first listed

8 events — show timeline

• 2026-04-09 Pending — OCAOR
• 2026-04-03 Listed $89,000 OCAOR
• 2022-07-08 Sold (MLS) — OCAOR
• 2020-12-18 Sold (Public Records) — Public Records
• 2020-09-23 Listed $179,000 OCAOR
• 2010-09-16 Sold (Public Records) — Public Records
• 2010-09-16 Sold (MLS) — OCAOR
• 2010-03-10 Listed $158,800 OCAOR

Property tax history

+2.8%/yr

Latest (2025): $1,606 · +3.5% YoY. Source: county tax records.