1101 Kenlea Dr · Roswell, NM 88203

$65,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 27 Days on market

Built 1949 6,960 sqft lot $75/sqft · 13% above area Est $58k · 13% over

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

Key facts

• 6,960 sq ft lot
• Built 1949
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 177 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; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($42k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 8% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 4.9

CMA / ARV

• ARV (median comp): $57,534
• List price: $65,000
• Delta: 12.98%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.3%
• Equity multiple: 2.05×
• Total profit: $19,046
• Equity at exit: $9,692

10-year hold

• IRR: 33.1%
• Equity multiple: 4.00×
• Total profit: $54,638
• Equity at exit: $5,620

Cash invested: $18,200 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 177
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $465

Break-even live

Break-even rent $509

Max offer price $65,000

Occupancy floor 53%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 W Deming St Roswell, NM	2.0	1.0	792	$1,050	$1.33	44d	1	0.54mi
1303 W Bonita Dr Roswell, NM	2.0	1.0	840	$875	$1.04	44d	1	0.78mi
602 S Woody Dr Unit A Roswell, NM	1.0	1.0	550	$1,150	$2.09	44d	1	1.14mi
208 W 8th St Unit 003 Roswell, NM	2.0	1.0	850	$900	$1.06	44d	1	1.31mi

Listing history 13 events

1. 2026-06-01
   days on market $65,000 Active 27 DOM
2. 2026-05-31
   days on market $65,000 Active 26 DOM
3. 2026-05-30
   days on market $65,000 Active 25 DOM
4. 2026-05-15
   status Active 414-char remark
5. 2026-05-05
   status Pending 414-char remark
6. 2026-04-24
   listed $60,000 Active 414-char remark

   Show marketing remark (414 chars)

   Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

7. 2026-04-24
   listed $65,000 Active 414-char remark

   Show marketing remark (414 chars)

   Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

8. 2026-04-20
   soldstatus Closed 414-char remark

   Show marketing remark (414 chars)

   Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

9. 2026-04-20
   soldstatus Closed 414-char remark

   Show marketing remark (414 chars)

   Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

10. 2026-04-20
    soldstatus

    Show marketing remark (414 chars)

    Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

11. 2026-04-07
    status Pending 414-char remark

    Show marketing remark (414 chars)

    Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

12. 2026-04-03
    listed $60,000 Active 414-char remark

    Show marketing remark (414 chars)

    Great opportunity with tons of potential! This 2-bedroom, 1-bath home sits on a quiet one-block street and is ready for your vision. Yes, it needs some work—but with a beautifully remodeled home right across the street, the upside is clear. Conveniently located close to shopping and schools, this is a perfect chance to create value in a desirable area. Don’t miss out on this priced-to-sell property!

13. 2017-11-17
    soldstatus

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $520 · $43/mo
• Expected delta: +$109/yr (+$9/mo · 26.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $13,167
• − Mortgage interest: −$3,641
• − Property taxes: −$411
• − Insurance: −$325
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$1,891
• Taxable income: $4,792
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,425/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

7 events — show timeline

• 2026-04-24 Listed $60,000 NMMLS
• 2026-04-20 Sold (Public Records) — Public Records
• 2026-04-20 Sold (MLS) — NMMLS
• 2026-04-20 Sold (MLS) — NMMLS
• 2026-04-07 Pending — NMMLS
• 2026-04-03 Listed $60,000 NMMLS
• 2017-11-17 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $411 · -0.9% YoY. Source: county tax records.