1914 W Washington Ave · Artesia, NM 88210

$320,000

3 bd · 2.0 ba · 2,958 sqft · SingleFamily · 51 Days on market

8,996 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 +15.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting adobe style home sits on a large corner lot, outlined in mature trees. This home showcases ornate southwestern tiles that make the foyer of this home really stand out, as well as the sunken living room that shares space with an indoor atrium! Three bedrooms and two baths make up the 2958 square foot space which also includes a bonus sunroom overlooking the back yard. A shady patio is adjacent to a large separate storage building, providing your family with additional space to hold holiday decorations or even could be transformed into a workman's shop.

Key facts

• 8,996 sq ft lot
• 2 garage spots
• Listed 51 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $272k (15.1% below list).
• Recommended offer: $272k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#75 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime F.
• Artesia Public Schools (town): math 29% / reading 42% proficiency, ranked #17 of 95 in NM (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Yeso Elementary (493 students, 40% FRL); Artesia Zia Intermediate (546 students, 50% FRL); Artesia High (math 44% / reading 74%, grade C+, #27 of 110 statewide, top 28%, 766 students, 40% FRL) — zoned schools at 43% FRL track the district average.
• Zoned-school proficiency averages 60% at this address vs 36% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Artesia Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 166 active listings in the ZIP; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,656 (15.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.85% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.8

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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-44,982
• Equity at exit: $47,713

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-30,504
• Equity at exit: $27,668

Cash invested: $89,600 (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 88210

• Active inventory: 166
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,717 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$226 /mo · $2,708/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $109

Break-even live

Break-even rent $2,579

Max offer price $320,000

Occupancy floor 91%

Sensitivity live

Price	-10% $290	-5% $200	+0% $109	+5% $18	+10% $-72
Rent	-10% $-106	-5% $2	+0% $109	+5% $216	+10% $324
Rate	-1.0pp $270	-0.5pp $190	base $109	+0.5pp $26	+1.0pp $-58

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-27
   status Pending
2. 2026-04-27
   price $320,000
3. 2026-04-07
   price $330,000
4. 2026-03-08
   listed $340,000 Active
5. 2022-12-20
   soldstatus Closed 572-char remark

   Show marketing remark (572 chars)

   This inviting adobe style home sits on a large corner lot, outlined in mature trees. This home showcases ornate southwestern tiles that make the foyer of this home really stand out, as well as the sunken living room that shares space with an indoor atrium! Three bedrooms and two baths make up the 2958 square foot space which also includes a bonus sunroom overlooking the back yard. A shady patio is adjacent to a large separate storage building, providing your family with additional space to hold holiday decorations or even could be transformed into a workman's shop.

6. 2022-10-26
   listed Active Under Contract 572-char remark

   Show marketing remark (572 chars)

   This inviting adobe style home sits on a large corner lot, outlined in mature trees. This home showcases ornate southwestern tiles that make the foyer of this home really stand out, as well as the sunken living room that shares space with an indoor atrium! Three bedrooms and two baths make up the 2958 square foot space which also includes a bonus sunroom overlooking the back yard. A shady patio is adjacent to a large separate storage building, providing your family with additional space to hold holiday decorations or even could be transformed into a workman's shop.

7. 2022-01-12
   listed $299,999 572-char remark

   Show marketing remark (572 chars)

   This inviting adobe style home sits on a large corner lot, outlined in mature trees. This home showcases ornate southwestern tiles that make the foyer of this home really stand out, as well as the sunken living room that shares space with an indoor atrium! Three bedrooms and two baths make up the 2958 square foot space which also includes a bonus sunroom overlooking the back yard. A shady patio is adjacent to a large separate storage building, providing your family with additional space to hold holiday decorations or even could be transformed into a workman's shop.

ⓘ 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: $2,708 · $226/mo
• Projected year-2 tax: $2,708 · $226/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,599
• − Mortgage interest: −$17,925
• − Property taxes: −$2,708
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,608
• − Management: −$2,608
• − Depreciation: −$9,309
• Taxable loss: −$4,160
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $2,306/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: Artesia Public Schools
• NCES district ID: 3500120
• Math proficiency: 29% —
• Reading proficiency: 42% —
• Median HH income: $51,397
• Composite: 33.48/100
• National rank: #10522
• State rank: #17 of 95 in NM

Livability — Artesia

• Score: 63/100
• State rank: #75
• US rank: #15300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, NM
• County: Eddy County · 58,370 people
• City population: 18,542
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 18,542
• Household income: $79,632
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 159.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 40% Two or more races 19% Native American 3%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 1% Romanian 1% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.85%
• Current HPI: 115.6107
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+6.7% since first listed

7 events — show timeline

• 2026-04-27 Pending — NMMLS
• 2026-04-27 Price Changed $320,000 NMMLS
• 2026-04-07 Price Changed $330,000 NMMLS
• 2026-03-08 Listed $340,000 NMMLS
• 2022-12-20 Sold (MLS) — NMMLS
• 2022-10-26 Listed — NMMLS
• 2022-01-12 Listed $299,999 NMMLS

Property tax history

+7.2%/yr

Latest (2025): $2,708 · -1.4% YoY. Source: county tax records.