1317 W Encanto Cir · Deming, NM 88030

$85,000

2 bd · 1.0 ba · 858 sqft · Other public records · 111 Days on market

Built 1964 Fair condition

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is ready for the investor seeking their next renovation project to flip or hold as a rental. It also presents a great opportunity for a buyer with vision who wants to remodel and create a home tailored to their own style. The home features 2 bedrooms and a ¾ bathroom. The current layout offers an open flow from the living room into the dining area and kitchen. Both bedrooms are generously sized, providing a space for updates and redesign. Do not let the exterior discourage you—step inside and you may be surprised at the potential and overall interior space this home offers. Please note: Electricity and city utilities are currently not active and have not been on for some time. The condition of the evaporative cooler and heating system is unknown. Buyers are strongly encouraged to conduct their own due diligence regarding the property’s condition and functionality of all systems. This property offers strong potential for the right buyer ready to bring it back to life.

Key facts

• Garage
• Built 1964
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#73 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute C-, amenities D+, schools F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.13% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.4

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,303
• Equity at exit: $12,674

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $20,472
• Equity at exit: $7,349

Cash invested: $23,800 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $237

Break-even live

Break-even rent $656

Max offer price $85,000

Occupancy floor 70%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 111 DOM
2. 2026-06-18
   days on market $85,000 Active 110 DOM
3. 2026-06-17
   days on market $85,000 Active 109 DOM
4. 2026-06-16
   days on market $85,000 Active 108 DOM
5. 2026-06-15
   days on market $85,000 Active 107 DOM
6. 2026-06-14
   days on market $85,000 Active 105 DOM
7. 2026-06-13
   days on market $85,000 Active 104 DOM
8. 2026-06-10
   days on market $85,000 Active 102 DOM
9. 2026-06-09
   days on market $85,000 Active 101 DOM
10. 2026-06-08
    days on market $85,000 Active 100 DOM
11. 2026-06-07
    days on market $85,000 Active 99 DOM
12. 2026-06-05
    days on market $85,000 Active 96 DOM
13. 2026-06-03
    days on market $85,000 Active 95 DOM
14. 2026-06-02
    days on market $85,000 Active 94 DOM
15. 2026-06-01
    days on market $85,000 Active 93 DOM
16. 2026-05-31
    days on market $85,000 Active 92 DOM
17. 2026-05-30
    days on market $85,000 Active 91 DOM
18. 2026-02-28
    listed $85,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    This property is ready for the investor seeking their next renovation project to flip or hold as a rental. It also presents a great opportunity for a buyer with vision who wants to remodel and create a home tailored to their own style. The home features 2 bedrooms and a ¾ bathroom. The current layout offers an open flow from the living room into the dining area and kitchen. Both bedrooms are generously sized, providing a space for updates and redesign. Do not let the exterior discourage you—step inside and you may be surprised at the potential and overall interior space this home offers. Please note: Electricity and city utilities are currently not active and have not been on for some time. The condition of the evaporative cooler and heating system is unknown. Buyers are strongly encouraged to conduct their own due diligence regarding the property’s condition and functionality of all systems. This property offers strong potential for the right buyer ready to bring it back to life.

ⓘ 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: $449 · $37/mo
• Projected year-2 tax: $680 · $57/mo
• Expected delta: +$231/yr (+$19/mo · 51.6%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 5% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥100°F today · 17 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: $11,479
• − Mortgage interest: −$4,761
• − Property taxes: −$449
• − Insurance: −$425
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,473
• Taxable income: $1,535
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $2,478/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including painting, landscaping, and updating the kitchen and HVAC system. It presents a great opportunity for an investor to create a move-in-ready home.

Repairs flagged

• Major Exposed plumbing — Exposed plumbing in kitchen and bath
• Major Missing cabinet doors — Missing cabinet doors in kitchen and bath
• Major Boarded-up windows — Boarded-up windows in living area
• Major Exposed ductwork — Exposed ductwork in HVAC system

Value-add opportunities

• Both Painting — Fresh paint can improve the home's appearance and value
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and value
• Rental Refrigerator — A refrigerator is essential for rental properties
• Resale Kitchen appliances — Modern appliances can attract more buyers
• Both HVAC system — A functional HVAC system is crucial for both resale and rental

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing · Exposed plumbing in kitchen and bath	Major	$15,000–50,000
Missing cabinet doors · Missing cabinet doors in kitchen and bath	Major	$15,000–50,000
Boarded-up windows · Boarded-up windows in living area	Major	$15,000–50,000
Exposed ductwork · Exposed ductwork in HVAC system	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and value ↑
• Rental Refrigerator — A refrigerator is essential for rental properties ↑
• Resale Kitchen appliances — Modern appliances can attract more buyers ↑
• Both HVAC system — A functional HVAC system is crucial for both resale and rental ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Deming

• Score: 63/100
• State rank: #73
• US rank: #15165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deming, NM
• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-28 Listed $85,000 NMMLS

Property tax history

+1.9%/yr

Latest (2021): $449 · -2.6% YoY. Source: county tax records.