548 Camino Del Medio · Taos, NM 87571

$199,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 587 Days on market

Built 1997 7,841 sqft lot ↓ 41% since listing

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

Key facts

• Fenced front yard
• Fruit trees
• Buildable space

Tags

• FENCED FRONT YARD
• FRUIT TREES
• BUILDABLE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (2.0% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#49 in NM) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B; Watch: housing D+, schools D, amenities D.
• Taos Municipal Schools (town): math 19% / reading 33% proficiency, ranked #43 of 95 in NM (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 229 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 127 units permitted in Taos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Taos County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 587 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $140k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 587 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.98% ✗
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 8.5

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-8,126
• Equity at exit: $29,672

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $23,697
• Equity at exit: $17,206

Cash invested: $55,720 (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 87571

• Active inventory: 229
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $380

Break-even live

Break-even rent $1,469

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Oakley Ln Taos, NM	2.0	2.0	1350	$1,950	$1.44	43d	1	1.05mi

Listing history 25 events

1. 2026-06-18
   days on market $199,000 Active 587 DOM
2. 2026-06-17
   days on market $199,000 Active 586 DOM
3. 2026-06-16
   days on market $199,000 Active 585 DOM
4. 2026-06-15
   days on market $199,000 Active 584 DOM
5. 2026-06-13
   days on market $199,000 Active 582 DOM
6. 2026-06-12
   days on market $199,000 Active 581 DOM
7. 2026-06-09
   days on market $199,000 Active 578 DOM
8. 2026-06-08
   days on market $199,000 Active 577 DOM
9. 2026-06-07
   days on market $199,000 Active 576 DOM
10. 2026-06-07
    days on market $199,000 Active 575 DOM
11. 2026-06-04
    days on market $199,000 Active 572 DOM
12. 2026-06-02
    days on market $199,000 Active 571 DOM
13. 2026-06-01
    days on market $199,000 Active 570 DOM
14. 2026-05-31
    days on market $199,000 Active 569 DOM
15. 2026-04-07
    price $199,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

16. 2026-02-03
    status Active 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

17. 2026-02-03
    price $205,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

18. 2025-10-22
    status Pending 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

19. 2025-04-07
    price $225,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

20. 2025-01-31
    price $235,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

21. 2025-01-23
    status Active 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

22. 2024-08-22
    price $249,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

23. 2024-07-11
    price $265,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

24. 2024-05-17
    price $275,000 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

25. 2024-05-10
    listed $339,000 Active 448-char remark

    Show marketing remark (448 chars)

    Conveniently located within the Town of Taos and off Camino del Medio is this 2 bedroom and 1 bathroom fixer upper! It's easy to access and has a lot of possibilities. The front yard area is fenced in with chain link and a stucco/adobe wall. Fruit trees garnish the landscape. There is buildable space on the east side of the home to expand the square footage of the home or should you want a garage/carport. Come see if this house fit your needs!

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$1,188/yr (+$99/mo · 293.8%)

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

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$11,147
• − Property taxes: −$404
• − Insurance: −$995
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$5,789
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $4,247/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: Taos Municipal Schools
• NCES district ID: 3502520
• Math proficiency: 19% —
• Reading proficiency: 33% —
• Median HH income: $37,074
• Composite: 24.62/100
• National rank: #13051
• State rank: #43 of 95 in NM

Livability — Taos

• Score: 65/100
• State rank: #49
• US rank: #12910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taos, NM
• Population (ZIP): 12,544

Population outlook (Taos County) Hauer SSP2

• Today (2025): 32,771 people
• By 2030: 32,128 · -2.0%
• By 2040: 29,938 · -8.6%
• By 2050: 27,593 · -15.8%
• By 2075: 23,279 · -29.0%
• By 2100: 18,948 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 17% Native American 10% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Serbian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 18% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Taos

• 2024 margin: Solid D (+47.5) · D 72.4% · R 24.9% · Other 2.8%
• 2008→2024 swing: -17.4pp toward R · 2008: 64.8pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+54.8 2016: D+52.0 2012: D+60.2 2008: D+64.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.51%
• Current HPI: 156.0874
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-41.3% since first listed

11 events — show timeline

• 2026-04-07 Price Changed $199,000 TCAR
• 2026-02-03 Relisted — TCAR
• 2026-02-03 Price Changed $205,000 TCAR
• 2025-10-22 Pending — TCAR
• 2025-04-07 Price Changed $225,000 TCAR
• 2025-01-31 Price Changed $235,000 TCAR
• 2025-01-23 Relisted — TCAR
• 2024-08-22 Price Changed $249,000 TCAR
• 2024-07-11 Price Changed $265,000 TCAR
• 2024-05-17 Price Changed $275,000 TCAR
• 2024-05-10 Listed $339,000 TCAR

Property tax history

+0.4%/yr

Latest (2025): $404 · -1.8% YoY. Source: county tax records.