1206 E Sixteenth St · Alamogordo, NM 88310

$115,000

3 bd · 1.0 ba · 1,304 sqft · SingleFamily public records · 42 Days on market

Built 1955 6,795 sqft lot $88/sqft · 9% below area Est $134k · 14% under

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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
• ARV discount +13.7/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Welcome to this charming fixer-upper with incredible potential! This 3-bedroom, 1-bath home offers just over 1300 sq ft of living space, including original hardwood floors that add a touch of character and warmth. The garage has been converted into additional living space, providing extra room for an additional living room, home office, or whatever suits your needs. Nestled on a spacious lot, this property offers ample outdoor space for gardening, entertaining, or simply enjoying the fresh air. The central location is a major plus, offering convenience to local amenities, schools, and transportation. This home is being sold as-is, presenting a fantastic opportunity for those looking to bring their own vision to life and create a personalized haven. With some TLC, this house can become a beautiful, custom retreat tailored to your tastes.

Key facts

• Enclosed garage
• 6,795 sq ft lot
• Built 1955

Tags

• ORIGINAL WOOD FLOORING
• ENCLOSED GARAGE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence, site-built; Single-story; Slab foundation
• Construction: Shingle roof
• Exterior features: Covered patio/porch; Chain link fencing; Shed(s) on the property

Interior

• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Tile
• Heating & cooling: Radiant heating; Central air; Ceiling fans
• Interior features: Carpet and tile flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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; 11 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 33% 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 $795 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $24k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $133,506
• List price: $115,000
• Delta: -13.86%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.8%
• Equity multiple: 1.10×
• Total profit: $3,377
• Equity at exit: $17,147

10-year hold

• IRR: 10.9%
• Equity multiple: 1.80×
• Total profit: $25,725
• Equity at exit: $9,943

Cash invested: $32,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$603
• Tax from tax record: −$76 /mo · $913/yr
• Insurance: −$48
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $378

Break-even live

Break-even rent $1,113

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Utah Ave Alamogordo, NM	2.0	1.0	1119	$1,450	$1.30	14d	1	0.16mi
1301 Jefferson Ave Unit LAST ONE AVAILABLE!! Alamogordo, NM	2.0	2.0	892	$1,425	$1.60	3d	1	0.41mi
1502 Campbell Pl Alamogordo, NM	3.0	2.0	1816	$1,450	$0.80	23d	1	0.48mi
1301 Fillmore Ave Alamogordo, NM	2.0	1.0	967	$1,095	$1.13	44d	2	0.66mi
1309 Jackson Ave Alamogordo, NM	4.0	2.0	1467	$1,500	$1.02	43d	1	0.82mi
2300 Aspen Dr Alamogordo, NM	3.0	2.0	1368	$1,400	$1.02	3d	1	0.84mi
2201 Mesa Ln Alamogordo, NM	3.0	2.0	1408	$3,000	$2.13	23d	1	1.01mi
2606 Pontiac Dr Alamogordo, NM	3.0	2.0	1785	$1,650	$0.92	23d	1	1.07mi
2360 Mesa Ln Alamogordo, NM	3.0	2.0	1173	$1,600	$1.36	23d	1	1.11mi
2637 Las Alturas Ct Alamogordo, NM	3.0	2.0	1366	$1,600	$1.17	43d	1	1.22mi
2116 N Scenic Dr Apt A1 Alamogordo, NM	2.0	1.0	957	$950	$0.99	23d	1	1.49mi

Listing history 14 events

1. 2026-06-10
   status $115,000 Pending 42 DOM
2. 2026-06-09
   days on market $115,000 Active 42 DOM
3. 2026-06-08
   days on market $115,000 Active 41 DOM
4. 2026-06-07
   days on market $115,000 Active 40 DOM
5. 2026-06-05
   days on market $115,000 Active 37 DOM
6. 2026-06-03
   days on market $115,000 Active 36 DOM
7. 2026-06-03
   days on market $115,000 Active 35 DOM
8. 2026-06-01
   pricedays on market $115,000 Active 34 DOM
9. 2026-05-31
   days on market $139,500 Active 33 DOM
10. 2026-04-28
    listed $139,500 Active 218-char remark
11. 2024-11-05
    soldstatus Closed 848-char remark

    Show marketing remark (848 chars)

    Welcome to this charming fixer-upper with incredible potential! This 3-bedroom, 1-bath home offers just over 1300 sq ft of living space, including original hardwood floors that add a touch of character and warmth. The garage has been converted into additional living space, providing extra room for an additional living room, home office, or whatever suits your needs. Nestled on a spacious lot, this property offers ample outdoor space for gardening, entertaining, or simply enjoying the fresh air. The central location is a major plus, offering convenience to local amenities, schools, and transportation. This home is being sold as-is, presenting a fantastic opportunity for those looking to bring their own vision to life and create a personalized haven. With some TLC, this house can become a beautiful, custom retreat tailored to your tastes.

12. 2024-11-05
    soldstatus

    Show marketing remark (848 chars)

    Welcome to this charming fixer-upper with incredible potential! This 3-bedroom, 1-bath home offers just over 1300 sq ft of living space, including original hardwood floors that add a touch of character and warmth. The garage has been converted into additional living space, providing extra room for an additional living room, home office, or whatever suits your needs. Nestled on a spacious lot, this property offers ample outdoor space for gardening, entertaining, or simply enjoying the fresh air. The central location is a major plus, offering convenience to local amenities, schools, and transportation. This home is being sold as-is, presenting a fantastic opportunity for those looking to bring their own vision to life and create a personalized haven. With some TLC, this house can become a beautiful, custom retreat tailored to your tastes.

13. 2024-09-30
    status Pending 848-char remark

    Show marketing remark (848 chars)

    Welcome to this charming fixer-upper with incredible potential! This 3-bedroom, 1-bath home offers just over 1300 sq ft of living space, including original hardwood floors that add a touch of character and warmth. The garage has been converted into additional living space, providing extra room for an additional living room, home office, or whatever suits your needs. Nestled on a spacious lot, this property offers ample outdoor space for gardening, entertaining, or simply enjoying the fresh air. The central location is a major plus, offering convenience to local amenities, schools, and transportation. This home is being sold as-is, presenting a fantastic opportunity for those looking to bring their own vision to life and create a personalized haven. With some TLC, this house can become a beautiful, custom retreat tailored to your tastes.

14. 2024-09-17
    listed $109,500 Active 848-char remark

    Show marketing remark (848 chars)

    Welcome to this charming fixer-upper with incredible potential! This 3-bedroom, 1-bath home offers just over 1300 sq ft of living space, including original hardwood floors that add a touch of character and warmth. The garage has been converted into additional living space, providing extra room for an additional living room, home office, or whatever suits your needs. Nestled on a spacious lot, this property offers ample outdoor space for gardening, entertaining, or simply enjoying the fresh air. The central location is a major plus, offering convenience to local amenities, schools, and transportation. This home is being sold as-is, presenting a fantastic opportunity for those looking to bring their own vision to life and create a personalized haven. With some TLC, this house can become a beautiful, custom retreat tailored to your tastes.

ⓘ 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: $913 · $76/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$7/yr (+$1/mo · 0.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 25 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: $19,093
• − Mortgage interest: −$6,442
• − Property taxes: −$913
• − Insurance: −$2,400
• − Repairs & maintenance: −$1,527
• − Management: −$1,527
• − Depreciation: −$3,345
• Taxable income: $2,939
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,829/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

+5.0% since first listed

7 events — show timeline

• 2026-06-09 Pending — OCAOR
• 2026-06-01 Price Changed $115,000 OCAOR
• 2026-04-28 Listed $139,500 OCAOR
• 2024-11-05 Sold (Public Records) — Public Records
• 2024-11-05 Sold (MLS) — OCAOR
• 2024-09-30 Pending — OCAOR
• 2024-09-17 Listed $109,500 OCAOR

Property tax history

+9.5%/yr

Latest (2025): $913 · +126.5% YoY. Source: county tax records.