219 Miera Ave · Clayton, NM 88415

$149,000

3 bd · 1.0 ba · 1,440 sqft · Other · 70 Days on market

Built 1959 10,500 sqft lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3Bedroom, 1Bath, home with 1440SF of living space, located in nice, quiet neighborhood. Located on a spacious 10,500sf of land. Home includes all appliances. Large living room and a Den area for gatherings. In the rear, you will find a covered patio for outside dining or watching the sunrise. With its convenient location, extra lot space and practical amenities, this property presents a wonderful opportunity for homeowners or investors alike. Detached Garage offers workspace. Contact us for an appointment to see this Gem!

Key facts

• Covered patio
• Spacious land
• Detached garage

Tags

• SPACIOUS LAND
• COVERED PATIO
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage; 1 covered parking space (1 total parking space)
• Utilities: Public water; Sewer connected; Electricity connected; Natural gas connected; Natural gas available
• Home design: Single-family residence; One story; Residential property
• Construction: Frame and stucco construction; Shingle roof; Built on a single level
• Exterior features: Covered patio; Shed(s); Irregular lot

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Storm windows; Blinds

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $30 ($359/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 $119k (20.3% below list).
• Recommended offer: $119k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#71 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime D+, amenities F, commute F.
• Clayton Municipal Schools (rural): math 36% / reading 39% proficiency, ranked #14 of 95 in NM (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Alvis Elementary (157 students, 69% FRL); Clayton High (math 10% / reading 30%, grade F, #98 of 110 statewide, top 94%, 131 students, 66% FRL).
• Zoned-school proficiency averages 20% at this address vs 38% district-wide (-18 pts) — the specific schools serving this property underperform the Clayton Municipal Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 23 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Union County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,773 (20.3% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 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?
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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.86%
• DSCR: 1.04
• GRM: 10.5

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-22,296
• Equity at exit: $22,216

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-17,191
• Equity at exit: $12,883

Cash invested: $41,720 (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 88415

• Home prices YoY: -12.3%
• Active inventory: 23
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$65 /mo · $779/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $30

Break-even live

Break-even rent $1,150

Max offer price $149,000

Occupancy floor 92%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-01
   days on market $149,000 Active 70 DOM
2. 2026-05-31
   days on market $149,000 Active 69 DOM
3. 2026-03-23
   listed $149,000 Active

ⓘ 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: $779 · $65/mo
• Projected year-2 tax: $1,192 · $99/mo
• Expected delta: +$413/yr (+$34/mo · 53.0%)

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

Taxation est. · year 1

• Rental income: $14,253
• − Mortgage interest: −$8,346
• − Property taxes: −$779
• − Insurance: −$745
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$4,335
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $895/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: Clayton Municipal Schools
• NCES district ID: 3500510
• Math proficiency: 36% —
• Reading proficiency: 39% —
• Median HH income: $37,808
• Composite: 33.78/100
• National rank: #10400
• State rank: #14 of 95 in NM

Livability — Clayton

• Score: 64/100
• State rank: #71
• US rank: #14705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, NM
• Population (ZIP): 3,143

Population outlook (Union County) Hauer SSP2

• Today (2025): 3,632 people
• By 2030: 3,403 · -6.3%
• By 2040: 3,115 · -14.2%
• By 2050: 2,838 · -21.9%
• By 2075: 2,097 · -42.3%
• By 2100: 1,481 · -59.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 22% Native American 3%
• Hispanic origin (detail): Mexican 26%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Union

• 2024 margin: Solid R (+52.2) · D 22.7% · R 74.9% · Other 2.4%
• 2008→2024 swing: -10.0pp toward R · 2008: -42.2pp · 2024: -52.2pp
• All cycles: 2024: R+52.2 2020: R+56.2 2016: R+53.1 2012: R+43.4 2008: R+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.42%
• Current HPI: 123.6201
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-23 Listed $149,000 NMMLS

Property tax history

+3.4%/yr

Latest (2025): $779 · +0.8% YoY. Source: county tax records.