4740 Country Pl · San Ysidro, NM 88007

$190,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 105 Days on market

Built 1988 0.33 ac lot

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.6/10.0
• 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

Located in the Las Cruces area, this 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with a practical and comfortable layout. The spacious living area provides a welcoming setting for everyday living and gatherings, while the kitchen and dining space offer functionality and convenience for daily routines. The split-bedroom arrangement provides flexibility for guests, work-from-home space, or hobbies. With generous room sizes and a well-designed floor plan, this home offers both comfort and versatility. Convenient access to local amenities, shopping, and dining makes this property a great opportunity for homeowners or investors alike. Sold As-is.

Key facts

• Manufactured home
• Spacious living area
• Local amenities

Tags

• MANUFACTURED HOME
• SPACIOUS LIVING AREA
• KITCHEN AND DINING SPACE
• SPLIT-BEDROOM ARRANGEMENT
• LOCAL AMENITIES
• SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#69 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.05% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.9

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,481
• Equity at exit: $28,330

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $34,068
• Equity at exit: $16,428

Cash invested: $53,200 (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 88007

• Home prices YoY: -26.3%
• Active inventory: 224
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$59 /mo · $705/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $446

Break-even live

Break-even rent $1,436

Max offer price $190,000

Occupancy floor 73%

Sensitivity live

Price	-10% $553	-5% $499	+0% $446	+5% $392	+10% $338
Rent	-10% $288	-5% $367	+0% $446	+5% $525	+10% $604
Rate	-1.0pp $541	-0.5pp $494	base $446	+0.5pp $396	+1.0pp $346

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Valle Alegre Las Cruces, NM	4.0	2.0	1464	$2,000	$1.37	44d	1	1.22mi

Listing history 17 events

1. 2026-06-18
   days on market $190,000 Active 105 DOM
2. 2026-06-17
   days on market $190,000 Active 104 DOM
3. 2026-06-16
   days on market $190,000 Active 103 DOM
4. 2026-06-15
   days on market $190,000 Active 102 DOM
5. 2026-06-14
   days on market $190,000 Active 100 DOM
6. 2026-06-13
   days on market $190,000 Active 99 DOM
7. 2026-06-10
   days on market $190,000 Active 97 DOM
8. 2026-06-09
   days on market $190,000 Active 96 DOM
9. 2026-06-08
   days on market $190,000 Active 95 DOM
10. 2026-06-07
    days on market $190,000 Active 94 DOM
11. 2026-06-02
    days on market $190,000 Active 89 DOM
12. 2026-06-01
    days on market $190,000 Active 88 DOM
13. 2026-05-31
    days on market $190,000 Active 87 DOM
14. 2026-05-30
    days on market $190,000 Active 86 DOM
15. 2026-03-05
    listed $190,000 Active 696-char remark

    Show marketing remark (696 chars)

    Located in the Las Cruces area, this 4-bedroom, 2-bath manufactured home offers approximately 1,568 square feet of living space with a practical and comfortable layout. The spacious living area provides a welcoming setting for everyday living and gatherings, while the kitchen and dining space offer functionality and convenience for daily routines. The split-bedroom arrangement provides flexibility for guests, work-from-home space, or hobbies. With generous room sizes and a well-designed floor plan, this home offers both comfort and versatility. Convenient access to local amenities, shopping, and dining makes this property a great opportunity for homeowners or investors alike. Sold As-is.

16. 2006-07-05
    soldstatus
17. 2003-03-03
    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: $705 · $59/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$815/yr (+$68/mo · 115.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $24,000
• − Mortgage interest: −$10,643
• − Property taxes: −$705
• − Insurance: −$950
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,527
• Taxable income: $2,335
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $4,788/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — San Ysidro

• Score: 64/100
• State rank: #69
• US rank: #14393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Ysidro, NM
• Population (ZIP): 25,750

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 19% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 30% Tagalog/Filipino 1%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.30%
• Current HPI: 205.0841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-03-05 Listed $190,000 SNMMLS as distributed by MLS GRID
• 2006-07-05 Sold (Public Records) — Public Records
• 2003-03-03 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $705 · +2.5% YoY. Source: county tax records.