1020 Beta St · Clovis, NM 88101

$134,900

3 bd · 1.0 ba · 1,248 sqft · Other · 48 Days on market

Built 1960 $108/sqft · 21% below area Est $170k · 21% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop scrolling — this is the one. A fully updated 3-bedroom brick-and-stucco ranch priced at $139,900 with central heating and refrigerated air system, a metal roof built to last the High Plains weather, updated windows, laminate flooring. The big-ticket items are done. All that's left to do is move in and enjoy! The living room is wide open, sun-filled from both sides, and anchored by a wood-burning stove that will become your favorite feature the moment the first cold front rolls through. Just beyond it, an enclosed sun porch with working windows delivers a bonus space most buyers at this price never even dream of — natural light all day, a gentle cross-breeze when you want it, and a room that begs to be used for morning coffee, evening wine, or anything in between. Three comfortable bedrooms with carpeted floors and full-size closets. A bright, cheerful kitchen with a walk-in pantry that gives you the kind of storage usually reserved for homes twice this price. A stand-up shower for quick, easy access. Out back, the covered patio is ready for weekend cookouts and Friday night hangs. The detached single-car garage has its own dedicated driveway, and there's a SECOND driveway on the opposite side of the home — perfect for a boat, trailer, work truck, or extra guest parking. All of this on a fenced lot with curb, gutter, and sidewalk already in place — and Cannon Air Force Base is just seven miles straight down Highway 60/84. This home will not sit on the market long. Call the listing broker and schedule your showing before this opportunity belongs to someone else.

Key facts

• Central heating
• Laminate flooring
• Metal roof

Tags

• CENTRAL HEATING
• REFRIGERATED AIR SYSTEM
• METAL ROOF
• UPDATED WINDOWS
• LAMINATE FLOORING
• WOOD-BURNING STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $133k (1.3% below list).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.

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; 4 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (median comp): $170,259
• List price: $134,900
• Delta: -20.77%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,611
• Equity at exit: $20,114

10-year hold

• IRR: 9.6%
• Equity multiple: 1.82×
• Total profit: $30,806
• Equity at exit: $11,664

Cash invested: $37,772 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $233

Break-even live

Break-even rent $1,037

Max offer price $134,900

Occupancy floor 78%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.15mi
1500 Echols Ave Clovis, NM	2.0	1.0–2.0	912	$948	$1.04	43d	5	0.23mi
2100 Mitchell St Unit 14 Clovis, NM	2.0	1.0	743	$750	$1.01	43d	1	1.22mi
513 Tucker Ave Clovis, NM	3.0	2.0	1168	$1,150	$0.98	43d	1	1.36mi

Listing history 15 events

1. 2026-06-19
   days on market $134,900 Active 48 DOM
2. 2026-06-18
   days on market $134,900 Active 47 DOM
3. 2026-06-17
   days on market $134,900 Active 46 DOM
4. 2026-06-16
   days on market $134,900 Active 45 DOM
5. 2026-06-15
   days on market $134,900 Active 44 DOM
6. 2026-06-14
   days on market $134,900 Active 42 DOM
7. 2026-06-12
   days on market $134,900 Active 41 DOM
8. 2026-06-09
   days on market $134,900 Active 38 DOM
9. 2026-06-08
   days on market $134,900 Active 37 DOM
10. 2026-06-07
    statusdays on market $134,900 Active 36 DOM
11. 2026-04-17
    listed $139,900 Active 1616-char remark

    Show marketing remark (1616 chars)

    Stop scrolling — this is the one. A fully updated 3-bedroom brick-and-stucco ranch priced at $139,900 with central heating and refrigerated air system, a metal roof built to last the High Plains weather, updated windows, laminate flooring. The big-ticket items are done. All that's left to do is move in and enjoy! The living room is wide open, sun-filled from both sides, and anchored by a wood-burning stove that will become your favorite feature the moment the first cold front rolls through. Just beyond it, an enclosed sun porch with working windows delivers a bonus space most buyers at this price never even dream of — natural light all day, a gentle cross-breeze when you want it, and a room that begs to be used for morning coffee, evening wine, or anything in between. Three comfortable bedrooms with carpeted floors and full-size closets. A bright, cheerful kitchen with a walk-in pantry that gives you the kind of storage usually reserved for homes twice this price. A stand-up shower for quick, easy access. Out back, the covered patio is ready for weekend cookouts and Friday night hangs. The detached single-car garage has its own dedicated driveway, and there's a SECOND driveway on the opposite side of the home — perfect for a boat, trailer, work truck, or extra guest parking. All of this on a fenced lot with curb, gutter, and sidewalk already in place — and Cannon Air Force Base is just seven miles straight down Highway 60/84. This home will not sit on the market long. Call the listing broker and schedule your showing before this opportunity belongs to someone else.

12. 2025-06-14
    price $153,000
13. 2013-04-11
    soldstatus
14. 2013-04-09
    soldstatus
15. 2013-01-09
    listed $85,000

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$412/yr (+$34/mo · 61.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 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: $15,976
• − Mortgage interest: −$7,556
• − Property taxes: −$667
• − Insurance: −$674
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,924
• Taxable income: $597
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,647/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

+64.6% since first listed

5 events — show timeline

• 2026-04-17 Listed $139,900 NMMLS
• 2025-06-14 Price Changed $153,000 NMMLS
• 2013-04-11 Sold (Public Records) — Public Records
• 2013-04-09 Sold (MLS) — NMMLS
• 2013-01-09 Listed $85,000 NMMLS

Property tax history

+0.0%/yr

Latest (2025): $667 · +4.5% YoY. Source: county tax records.