300 N Roosevelt Ave · Mountainair, NM 87036

$42,000

2 bd · 1.0 ba · 1,002 sqft · SingleFamily · 310 Days on market

Built 1945 Poor condition 1,611 sqft lot $42/sqft · 58% below area ↓ 7% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

2 Bedrooms, 1 bathroom and additional casita with 2 Bedrooms and 1 Bathroom on a single town lot in the rural town of Mountainair. Great opportunity to have two homes on one lot with rental potential. The main house has some work already started on it with the living room floors leveled and the owner plans to finish leveling the kitchen floors and reinstalling the cabinets. The bathroom has already been modernized at some point. The casita needs a new roof and complete remodel. This is a fixer with lots of upside potential. Great value and priced to sell. Seller will consider all offers.

Key facts

• 1,611 sq ft lot
• Built 1945
• Listed 310 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $42k).
• Recommended offer: $37k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#188 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities C-, schools F, crime F.
• Mountainair Public Schools (rural): math 25% / reading 25% proficiency, ranked #25 of 29 in NM (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($290 loan paydown + $2k appreciation (3.9% local appreciation)).
• Torrance County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $3k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% 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 1945 — 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: 2.32% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.85%
• DSCR: 3.17
• GRM: 3.6

CMA / ARV

• ARV (median comp): $100,000
• List price: $42,000
• Delta: -58.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.1%
• Equity multiple: 4.20×
• Total profit: $37,575
• Equity at exit: $21,022

10-year hold

• IRR: 53.9%
• Equity multiple: 8.54×
• Total profit: $88,664
• Equity at exit: $34,167

Cash invested: $11,760 (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 87036

• Home prices YoY: 3.8%
• Active inventory: 52
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $479

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 46%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   days on market $42,000 Active 310 DOM
2. 2026-06-16
   days on market $42,000 Active 309 DOM
3. 2026-06-15
   days on market $42,000 Active 308 DOM
4. 2026-06-13
   days on market $42,000 Active 306 DOM
5. 2026-06-10
   days on market $42,000 Active 303 DOM
6. 2026-06-09
   days on market $42,000 Active 302 DOM
7. 2026-06-08
   days on market $42,000 Active 301 DOM
8. 2026-06-07
   days on market $42,000 Active 300 DOM
9. 2026-06-05
   days on market $42,000 Active 297 DOM
10. 2026-06-03
    days on market $42,000 Active 296 DOM
11. 2026-06-02
    days on market $42,000 Active 295 DOM
12. 2026-06-01
    days on market $42,000 Active 294 DOM
13. 2026-05-31
    days on market $42,000 Active 293 DOM
14. 2026-03-27
    status Active 594-char remark

    Show marketing remark (594 chars)

    2 Bedrooms, 1 bathroom and additional casita with 2 Bedrooms and 1 Bathroom on a single town lot in the rural town of Mountainair. Great opportunity to have two homes on one lot with rental potential. The main house has some work already started on it with the living room floors leveled and the owner plans to finish leveling the kitchen floors and reinstalling the cabinets. The bathroom has already been modernized at some point. The casita needs a new roof and complete remodel. This is a fixer with lots of upside potential. Great value and priced to sell. Seller will consider all offers.

15. 2026-03-16
    historical 594-char remark

    Show marketing remark (594 chars)

    2 Bedrooms, 1 bathroom and additional casita with 2 Bedrooms and 1 Bathroom on a single town lot in the rural town of Mountainair. Great opportunity to have two homes on one lot with rental potential. The main house has some work already started on it with the living room floors leveled and the owner plans to finish leveling the kitchen floors and reinstalling the cabinets. The bathroom has already been modernized at some point. The casita needs a new roof and complete remodel. This is a fixer with lots of upside potential. Great value and priced to sell. Seller will consider all offers.

16. 2026-01-31
    status Pending 594-char remark

    Show marketing remark (594 chars)

    2 Bedrooms, 1 bathroom and additional casita with 2 Bedrooms and 1 Bathroom on a single town lot in the rural town of Mountainair. Great opportunity to have two homes on one lot with rental potential. The main house has some work already started on it with the living room floors leveled and the owner plans to finish leveling the kitchen floors and reinstalling the cabinets. The bathroom has already been modernized at some point. The casita needs a new roof and complete remodel. This is a fixer with lots of upside potential. Great value and priced to sell. Seller will consider all offers.

17. 2025-08-15
    price $42,000 594-char remark

    Show marketing remark (594 chars)

    2 Bedrooms, 1 bathroom and additional casita with 2 Bedrooms and 1 Bathroom on a single town lot in the rural town of Mountainair. Great opportunity to have two homes on one lot with rental potential. The main house has some work already started on it with the living room floors leveled and the owner plans to finish leveling the kitchen floors and reinstalling the cabinets. The bathroom has already been modernized at some point. The casita needs a new roof and complete remodel. This is a fixer with lots of upside potential. Great value and priced to sell. Seller will consider all offers.

18. 2025-06-17
    listed $45,000 Active 594-char remark

    Show marketing remark (594 chars)

    2 Bedrooms, 1 bathroom and additional casita with 2 Bedrooms and 1 Bathroom on a single town lot in the rural town of Mountainair. Great opportunity to have two homes on one lot with rental potential. The main house has some work already started on it with the living room floors leveled and the owner plans to finish leveling the kitchen floors and reinstalling the cabinets. The bathroom has already been modernized at some point. The casita needs a new roof and complete remodel. This is a fixer with lots of upside potential. Great value and priced to sell. Seller will consider all offers.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 4 d/yr ≥91°F today · 11 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: $11,681
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,222
• Taxable income: $5,398
• Est. tax owed @ 24.0%: −$1,295
• After-tax cash flow: $4,450/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 · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations, including new cabinets, flooring, windows, and landscaping, to become move-in ready and significantly increase its value.

Repairs flagged

• Major Kitchen cabinets — Removed and not reinstalled
• Major Kitchen flooring — Exposed subflooring
• Major Windows — Boarded up
• Major Exterior vegetation — Overgrown and unkempt

Value-add opportunities

• Resale Modern kitchen cabinets — Improves aesthetics and functionality
• Resale New flooring — Enhances home's appeal
• Resale New windows — Enhances home's appeal
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Removed and not reinstalled	Major	$15,000–50,000
Kitchen flooring · Exposed subflooring	Major	$15,000–50,000
Windows · Boarded up	Major	$15,000–50,000
Exterior vegetation · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Modern kitchen cabinets — Improves aesthetics and functionality ↑
• Resale New flooring — Enhances home's appeal ↑
• Resale New windows — Enhances home's appeal ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ 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: Mountainair Public Schools
• NCES district ID: 3501950
• Math proficiency: 25% ▲ 15.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,198
• Composite: 20.84/100
• National rank: #8501
• State rank: #25 of 29 in NM

Livability — Mountainair

• Score: 56/100
• State rank: #188
• US rank: #22919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountainair, NM
• Population (ZIP): 2,052

Population outlook (Torrance County) Hauer SSP2

• Today (2025): 13,807 people
• By 2030: 12,946 · -6.2%
• By 2040: 11,214 · -18.8%
• By 2050: 9,802 · -29.0%
• By 2075: 7,634 · -44.7%
• By 2100: 5,637 · -59.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Torrance

• 2024 margin: Solid R (+38.1) · D 29.9% · R 68.0% · Other 2.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -9.3pp · 2024: -38.1pp
• All cycles: 2024: R+38.1 2020: R+33.4 2016: R+30.8 2012: R+17.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.89%
• Current HPI: 105.5739
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-6.7% since first listed

5 events — show timeline

• 2026-03-27 Relisted — Southwest MLS
• 2026-03-16 Delisted — Southwest MLS
• 2026-01-31 Pending — Southwest MLS
• 2025-08-15 Price Changed $42,000 Southwest MLS
• 2025-06-17 Listed $45,000 Southwest MLS