233 Turquoise Trl · Datil, NM 87821

$145,000

4 bd · 2.0 ba · 1,553 sqft · Manufactured · 423 Days on market

Built 1998 14 ac lot $93/sqft · 59% below area $7/mo HOA · 1% of rent ↓ 3% since listing

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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 +16.4/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.7/5.0

Listing remarks MLS

Nestled in the heart of the countryside, this home is surrounded by pinon and juniper trees and spans over 13 acres of gorgeous New Mexico land. The views from every window will leave you in awe. Inside, the home features four bedrooms and a versatile hobby room, perfect for work or creative pursuits. The dining room addition offers a picture window providing a serene spot to unwind and gaze out at the tranquil scenery. Imagine watching elk, deer, and antelope run through your property as you enjoy your meals. This home is the perfect getaway, offering a vacation feeling every day.

Key facts

• 13.63 acre lot
• Built 1998
• Listed 423 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $82 ($989/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 $138k (4.7% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 34/100 on livability (#422 in NM) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A, schools B; Watch: amenities F, commute F, employment F.
• Quemado Independent Schools (rural): math 25% / reading 75% proficiency, ranked #10 of 29 in NM (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Catron County population projected at -52% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 423 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 423 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.44%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $350,000
• List price: $145,000
• Delta: -58.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.99×
• Total profit: $40,368
• Equity at exit: $83,952

10-year hold

• IRR: 15.9%
• Equity multiple: 3.88×
• Total profit: $116,808
• Equity at exit: $146,386

Cash invested: $40,600 (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 87821

• Home prices YoY: 4.7%
• Active inventory: 41
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$7
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $82

Break-even live

Break-even rent $1,277

Max offer price $145,000

Occupancy floor 89%

Sensitivity live

Price	-10% $183	-5% $132	+0% $82	+5% $32	+10% $-18
Rent	-10% $-27	-5% $28	+0% $82	+5% $137	+10% $192
Rate	-1.0pp $155	-0.5pp $119	base $82	+0.5pp $45	+1.0pp $7

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $7 · $84/yr

Listing history 19 events

1. 2026-06-21
   days on market $145,000 Active 423 DOM
2. 2026-06-18
   days on market $145,000 Active 421 DOM
3. 2026-06-17
   days on market $145,000 Active 420 DOM
4. 2026-06-16
   days on market $145,000 Active 419 DOM
5. 2026-06-15
   days on market $145,000 Active 418 DOM
6. 2026-06-13
   days on market $145,000 Active 416 DOM
7. 2026-06-12
   days on market $145,000 Active 415 DOM
8. 2026-06-09
   days on market $145,000 Active 412 DOM
9. 2026-06-08
   days on market $145,000 Active 411 DOM
10. 2026-06-07
    days on market $145,000 Active 410 DOM
11. 2026-06-07
    days on market $145,000 Active 409 DOM
12. 2026-06-04
    days on market $145,000 Active 406 DOM
13. 2026-06-02
    days on market $145,000 Active 405 DOM
14. 2026-06-01
    days on market $145,000 Active 404 DOM
15. 2026-05-31
    days on market $145,000 Active 403 DOM
16. 2026-04-21
    status Active 588-char remark

    Show marketing remark (588 chars)

    Nestled in the heart of the countryside, this home is surrounded by pinon and juniper trees and spans over 13 acres of gorgeous New Mexico land. The views from every window will leave you in awe. Inside, the home features four bedrooms and a versatile hobby room, perfect for work or creative pursuits. The dining room addition offers a picture window providing a serene spot to unwind and gaze out at the tranquil scenery. Imagine watching elk, deer, and antelope run through your property as you enjoy your meals. This home is the perfect getaway, offering a vacation feeling every day.

17. 2026-04-13
    historical 588-char remark

    Show marketing remark (588 chars)

    Nestled in the heart of the countryside, this home is surrounded by pinon and juniper trees and spans over 13 acres of gorgeous New Mexico land. The views from every window will leave you in awe. Inside, the home features four bedrooms and a versatile hobby room, perfect for work or creative pursuits. The dining room addition offers a picture window providing a serene spot to unwind and gaze out at the tranquil scenery. Imagine watching elk, deer, and antelope run through your property as you enjoy your meals. This home is the perfect getaway, offering a vacation feeling every day.

18. 2025-07-21
    price $145,000 588-char remark

    Show marketing remark (588 chars)

    Nestled in the heart of the countryside, this home is surrounded by pinon and juniper trees and spans over 13 acres of gorgeous New Mexico land. The views from every window will leave you in awe. Inside, the home features four bedrooms and a versatile hobby room, perfect for work or creative pursuits. The dining room addition offers a picture window providing a serene spot to unwind and gaze out at the tranquil scenery. Imagine watching elk, deer, and antelope run through your property as you enjoy your meals. This home is the perfect getaway, offering a vacation feeling every day.

19. 2025-04-14
    listed $150,000 Active 588-char remark

    Show marketing remark (588 chars)

    Nestled in the heart of the countryside, this home is surrounded by pinon and juniper trees and spans over 13 acres of gorgeous New Mexico land. The views from every window will leave you in awe. Inside, the home features four bedrooms and a versatile hobby room, perfect for work or creative pursuits. The dining room addition offers a picture window providing a serene spot to unwind and gaze out at the tranquil scenery. Imagine watching elk, deer, and antelope run through your property as you enjoy your meals. This home is the perfect getaway, offering a vacation feeling every day.

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

Taxation est. · year 1

• Rental income: $16,579
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − HOA: −$84
• − Depreciation: −$4,218
• Taxable loss: −$1,398
• Est. tax savings @ 24.0%: +$336
• After-tax cash flow: $1,324/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: Quemado Independent Schools
• NCES district ID: 3502130
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 75% ▲ 50.00%
• Median HH income: $38,381
• Composite: 41.46/100
• National rank: #3464
• State rank: #10 of 29 in NM

Livability — Datil

• Score: 34/100
• State rank: #422
• US rank: #27763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 834

Population outlook (Catron County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,487 · -12.6%
• By 2040: 1,821 · -36.0%
• By 2050: 1,366 · -52.0%
• By 2075: 909 · -68.1%
• By 2100: 617 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Native American 6% Two or more races 5% Black 2% Asian 2%
• Common ancestry: Scottish 5% Slovak 5% Lithuanian 4%
• Foreign-born: 3%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Catron

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.3% · Other 1.4%
• 2008→2024 swing: -15.4pp toward R · 2008: -34.8pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.4 2016: R+50.7 2012: R+43.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 115.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.3% since first listed

4 events — show timeline

• 2026-04-21 Relisted — Southwest MLS
• 2026-04-13 Delisted — Southwest MLS
• 2025-07-21 Price Changed $145,000 Southwest MLS
• 2025-04-14 Listed $150,000 Southwest MLS