1415 Alaska Ave · Alamogordo, NM 88310

$99,800

2 bd · 1.0 ba · 736 sqft · SingleFamily public records · 33 Days on market

Built 1957 6,400 sqft 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and Full of Character, this adorable 2 Bedroom 1 Bath Cottage is the perfect place to call HOME! You'll enjoy a blend of classic charm with original hardwod floors , Many Updates throughout the home , inviting living space to refreshed Kitchen and bath. Fenced front and back yard offerering green space for the family to enjoy. Don't miss your chance on OWNING a home at this GREAT Price!

Key facts

• Refreshed bath
• Refreshed kitchen
• 6,400 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• FENCED FRONT AND BACK YARD
• REFRESHED KITCHEN
• REFRESHED BATH

Property features AI

Finance

• Other: Located in the Alamo Blocks Replat subdivision; Zoned for single-family use

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Site-built home; 1 story
• Construction: Wood siding construction; Shingle roof
• Exterior features: Chain link fencing; Shed(s)

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Hardwood
• Heating & cooling: Central air; Has cooling
• Interior features: Hardwood floors; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 449 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $690 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,806 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 1.11% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.69×
• Total profit: $-8,669
• Equity at exit: $14,881

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-1,791
• Equity at exit: $8,629

Cash invested: $27,944 (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 88310

• Rents YoY: 1.6%
• Active inventory: 449
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$523
• Tax from tax record: −$21 /mo · $252/yr
• Insurance: −$42
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $140

Break-even live

Break-even rent $934

Max offer price $99,800

Occupancy floor 82%

Sensitivity live

Price	-10% $197	-5% $169	+0% $140	+5% $112	+10% $84
Rent	-10% $53	-5% $97	+0% $140	+5% $184	+10% $228
Rate	-1.0pp $191	-0.5pp $166	base $140	+0.5pp $115	+1.0pp $88

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: $24,950
• Closing costs: $2,994
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1905 12th St Alamogordo, NM	2.0	1.0	704	$850	$1.21	16d	1	0.86mi
2509 Pecan Dr Unit 11D Alamogordo, NM	2.0	1.0	735	$975	$1.33	23d	1	1.20mi
2506 Stanford Ave Unit B Alamogordo, NM	1.0	1.0	540	$1,150	$2.13	25d	1	1.24mi

Listing history 17 events

1. 2026-06-21
   days on market $99,800 Active 33 DOM
2. 2026-06-18
   days on market $99,800 Active 30 DOM
3. 2026-06-17
   days on market $99,800 Active 29 DOM
4. 2026-06-16
   days on market $99,800 Active 28 DOM
5. 2026-06-15
   days on market $99,800 Active 27 DOM
6. 2026-06-13
   days on market $99,800 Active 25 DOM
7. 2026-06-13
   days on market $99,800 Active 24 DOM
8. 2026-06-10
   days on market $99,800 Active 22 DOM
9. 2026-06-09
   days on market $99,800 Active 21 DOM
10. 2026-06-08
    days on market $99,800 Active 20 DOM
11. 2026-06-07
    days on market $99,800 Active 19 DOM
12. 2026-06-05
    days on market $99,800 Active 16 DOM
13. 2026-06-03
    days on market $99,800 Active 15 DOM
14. 2026-06-03
    days on market $99,800 Active 14 DOM
15. 2026-06-01
    days on market $99,800 Active 13 DOM
16. 2026-05-31
    days on market $99,800 Active 12 DOM
17. 2026-05-19
    listed $99,800 Active

ⓘ 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: $252 · $21/mo
• Projected year-2 tax: $798 · $67/mo
• Expected delta: +$546/yr (+$46/mo · 216.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 24 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: $13,344
• − Mortgage interest: −$5,590
• − Property taxes: −$252
• − Insurance: −$2,324
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$2,903
• Taxable income: $140
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $1,652/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-19 Listed $99,800 OCAOR

Property tax history

+2.3%/yr

Latest (2025): $252 · +4.1% YoY. Source: county tax records.