321 Merrill St · Clovis, NM 88101

$159,900

3 bd · 2.0 ba · 1,562 sqft · Other · 80 Days on market

Built 1979 8,302 sqft lot $102/sqft · 58% below area ↓ 6% since listing

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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).

• Cash flow +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Rent growth +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This solid 3-bedroom, 2-bathroom home with a 2-car garage is ready for its next chapter. Built with good bones and a functional layout, it offers the perfect foundation for you to create your dream space. Inside, you’ll find three spacious bedrooms and two full bathrooms, providing comfortable living. The open flow between living areas makes it easy to entertain or simply relax. With a 2-car garage, there’s plenty of room for vehicles, storage, or a workshop. Priced to sell, this home is an excellent opportunity for first-time buyers, investors, or anyone looking to add their personal touch. Whether you’re dreaming of modern updates, a fresh paint palette, or full renovation, the possibilities are endless. Don’t miss out on this affordable gem with strong potential. Schedule a showing today and make it your own!

Key facts

• 8,302 sq ft lot
• 2 garage spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $74 ($886/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 $136k (14.9% below list).
• Recommended offer: $136k (14.9% 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 80 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,050 (14.9% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $379,420
• List price: $159,900
• Delta: -57.86%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-17,686
• Equity at exit: $23,842

10-year hold

• IRR: 1.7%
• Equity multiple: 1.13×
• Total profit: $5,891
• Equity at exit: $13,825

Cash invested: $44,772 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,360 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$96 /mo · $1,149/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $74

Break-even live

Break-even rent $1,267

Max offer price $159,900

Occupancy floor 90%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Debra St Clovis, NM	3.0	2.5	1412	$1,400	$0.99	43d	1	0.55mi
513 Tucker Ave Clovis, NM	3.0	2.0	1168	$1,150	$0.98	43d	1	0.67mi
532 Circle Dr Clovis, NM	3.0	1.5	1114	$1,100	$0.99	43d	1	0.99mi

Listing history 19 events

1. 2026-06-19
   days on market $159,900 Active 80 DOM
2. 2026-06-18
   days on market $159,900 Active 79 DOM
3. 2026-06-17
   days on market $159,900 Active 78 DOM
4. 2026-06-16
   days on market $159,900 Active 77 DOM
5. 2026-06-16
   price $159,900 Active 76 DOM
6. 2026-06-15
   days on market $164,900 Active 76 DOM
7. 2026-06-14
   days on market $164,900 Active 74 DOM
8. 2026-06-12
   days on market $164,900 Active 73 DOM
9. 2026-06-09
   days on market $164,900 Active 70 DOM
10. 2026-06-08
    days on market $164,900 Active 69 DOM
11. 2026-06-07
    days on market $164,900 Active 68 DOM
12. 2026-06-03
    days on market $164,900 Active 64 DOM
13. 2026-06-02
    days on market $164,900 Active 63 DOM
14. 2026-06-01
    days on market $164,900 Active 62 DOM
15. 2026-05-31
    days on market $164,900 Active 61 DOM
16. 2026-05-30
    days on market $164,900 Active 60 DOM
17. 2026-04-17
    price $164,900 847-char remark

    Show marketing remark (847 chars)

    This solid 3-bedroom, 2-bathroom home with a 2-car garage is ready for its next chapter. Built with good bones and a functional layout, it offers the perfect foundation for you to create your dream space. Inside, you’ll find three spacious bedrooms and two full bathrooms, providing comfortable living. The open flow between living areas makes it easy to entertain or simply relax. With a 2-car garage, there’s plenty of room for vehicles, storage, or a workshop. Priced to sell, this home is an excellent opportunity for first-time buyers, investors, or anyone looking to add their personal touch. Whether you’re dreaming of modern updates, a fresh paint palette, or full renovation, the possibilities are endless. Don’t miss out on this affordable gem with strong potential. Schedule a showing today and make it your own!

18. 2026-03-31
    listed $174,900 Active 847-char remark

    Show marketing remark (847 chars)

    This solid 3-bedroom, 2-bathroom home with a 2-car garage is ready for its next chapter. Built with good bones and a functional layout, it offers the perfect foundation for you to create your dream space. Inside, you’ll find three spacious bedrooms and two full bathrooms, providing comfortable living. The open flow between living areas makes it easy to entertain or simply relax. With a 2-car garage, there’s plenty of room for vehicles, storage, or a workshop. Priced to sell, this home is an excellent opportunity for first-time buyers, investors, or anyone looking to add their personal touch. Whether you’re dreaming of modern updates, a fresh paint palette, or full renovation, the possibilities are endless. Don’t miss out on this affordable gem with strong potential. Schedule a showing today and make it your own!

19. 2017-12-21
    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: $1,149 · $96/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$130/yr (+$11/mo · 11.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $16,326
• − Mortgage interest: −$8,957
• − Property taxes: −$1,149
• − Insurance: −$800
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,652
• Taxable loss: −$1,844
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,329/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

-5.7% since first listed

3 events — show timeline

• 2026-04-17 Price Changed $164,900 NMMLS
• 2026-03-31 Listed $174,900 NMMLS
• 2017-12-21 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,149 · +3.7% YoY. Source: county tax records.