807/805 Escondida St · Santa Clara, NM 88026

$115,000

3 bd · 1.0 ba · 980 sqft · SingleFamily · 248 Days on market

Built 1930 0.34 ac lot ↓ 4% 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 +16.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +5.3/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home situated on two spacious lots. This well-maintained property offers comfortable living with plenty of room to grow--and even features a beautiful apple tree. Don't miss this fantastic opportunity!

Key facts

• Two spacious lots
• Beautiful apple tree
• 0.34 acre lot

Tags

• TWO SPACIOUS LOTS
• BEAUTIFUL APPLE TREE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 $96k (16.2% below list).
• Recommended offer: $96k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#94 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Cobre Consolidated Schools (town): math 13% / reading 33% proficiency, ranked #56 of 95 in NM (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $6k appreciation (5.0% local appreciation)).
• Grant County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,368 (16.2% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.84% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.98×
• Total profit: $31,593
• Equity at exit: $65,501

10-year hold

• IRR: 15.8%
• Equity multiple: 3.83×
• Total profit: $91,110
• Equity at exit: $113,320

Cash invested: $32,200 (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 88026

• Home prices YoY: 9.2%
• Active inventory: 13
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $76

Break-even live

Break-even rent $868

Max offer price $115,000

Occupancy floor 87%

Sensitivity live

Price	-10% $141	-5% $108	+0% $76	+5% $43	+10% $11
Rent	-10% $0	-5% $38	+0% $76	+5% $114	+10% $152
Rate	-1.0pp $134	-0.5pp $105	base $76	+0.5pp $46	+1.0pp $16

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $115,000 Active 248 DOM
2. 2026-06-18
   days on market $115,000 Active 246 DOM
3. 2026-06-17
   days on market $115,000 Active 245 DOM
4. 2026-06-16
   days on market $115,000 Active 244 DOM
5. 2026-06-15
   days on market $115,000 Active 243 DOM
6. 2026-06-13
   days on market $115,000 Active 241 DOM
7. 2026-06-12
   days on market $115,000 Active 240 DOM
8. 2026-06-09
   days on market $115,000 Active 237 DOM
9. 2026-06-08
   days on market $115,000 Active 236 DOM
10. 2026-06-07
    days on market $115,000 Active 235 DOM
11. 2026-06-07
    days on market $115,000 Active 234 DOM
12. 2026-06-04
    pricedays on market $115,000 Active 231 DOM
13. 2026-06-02
    days on market $124,000 Active 230 DOM
14. 2026-06-01
    days on market $124,000 Active 229 DOM
15. 2026-05-31
    days on market $124,000 Active 228 DOM
16. 2026-01-23
    price $124,000 228-char remark

    Show marketing remark (228 chars)

    Charming 3-bedroom, 1-bath home situated on two spacious lots. This well-maintained property offers comfortable living with plenty of room to grow--and even features a beautiful apple tree. Don't miss this fantastic opportunity!

17. 2025-10-15
    listed $138,500 Active 228-char remark

    Show marketing remark (228 chars)

    Charming 3-bedroom, 1-bath home situated on two spacious lots. This well-maintained property offers comfortable living with plenty of room to grow--and even features a beautiful apple tree. Don't miss this fantastic opportunity!

18. 2025-06-30
    price $128,900

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$506/yr (+$42/mo · 122.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 3/10 Moderate 5 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,564
• − Mortgage interest: −$6,442
• − Property taxes: −$414
• − Insurance: −$575
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$3,345
• Taxable loss: −$1,062
• Est. tax savings @ 24.0%: +$255
• After-tax cash flow: $1,165/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: Cobre Consolidated Schools
• NCES district ID: 3500600
• Math proficiency: 13% —
• Reading proficiency: 33% —
• Median HH income: $32,044
• Composite: 21.77/100
• National rank: #13581
• State rank: #56 of 95 in NM

Livability — Santa Clara

• Score: 61/100
• State rank: #94
• US rank: #17762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, NM
• Population (ZIP): 1,636

Population outlook (Grant County) Hauer SSP2

• Today (2025): 26,478 people
• By 2030: 25,179 · -4.9%
• By 2040: 22,711 · -14.2%
• By 2050: 20,807 · -21.4%
• By 2075: 16,893 · -36.2%
• By 2100: 13,020 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 41% White 24%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Grant

• 2024 margin: Lean D (+5.1) · D 51.3% · R 46.3% · Other 2.4%
• 2008→2024 swing: -14.8pp toward R · 2008: 19.9pp · 2024: 5.1pp
• All cycles: 2024: D+5.1 2020: D+7.2 2016: D+7.7 2012: D+13.5 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 59.8202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.8% since first listed

3 events — show timeline

• 2026-01-23 Price Changed $124,000 SNMMLS as distributed by MLS GRID
• 2025-10-15 Listed $138,500 SNMMLS as distributed by MLS GRID
• 2025-06-30 Price Changed $128,900 SNMMLS as distributed by MLS GRID

Property tax history

+3.9%/yr

Latest (2025): $414 · +1.1% YoY. Source: county tax records.