105 S Roosevelt Ave · Mountainair, NM 87036

$125,000

2 bd · 1.0 ba · 958 sqft · Other · 72 Days on market

Built 1940 7,100 sqft lot $130/sqft · 23% below area Est $162k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +6.9/10.0
• DSCR +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.1/10.0

Listing remarks MLS

Come see this charming 1940's bungalow with vintage charm and a range of modern upgrades. This quaint home boasts 2 bedroomsand 1 bathroom. Situated on a spacious lot, this property offers ample outdoor space complete with a shed and convenient back yard access. The proximity to Main St. allows for so many possibilities such as an art studio, vacation rental etc. In the last 5 years the interior has been thoughtfully updated with new electricalwiring, plumbing, gas lines and radiant heating, ensuring comfort and efficiency year round. Whether you're seeking a starter home or a tranquil retreat, this home offers the perfect blend of historic charm and modern convenience. Don't miss the opportunity to make this delightful property your own.

Key facts

• Shed
• Modern upgrades
• Vintage charm

Tags

• VINTAGE CHARM
• MODERN UPGRADES
• SPACIOUS LOT
• OUTDOOR SPACE
• SHED
• BACK YARD ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $-7 ($-86/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $92k (26.4% below list).
• Recommended offer: $92k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#188 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities C-, schools F, crime F.
• Mountainair Public Schools (rural): math 25% / reading 25% proficiency, ranked #25 of 29 in NM (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($864 loan paydown + $5k appreciation (3.9% local appreciation)).
• Torrance County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,044 (26.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (median comp): $161,808
• List price: $125,000
• Delta: -22.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.59×
• Total profit: $20,516
• Equity at exit: $62,565

10-year hold

• IRR: 11.6%
• Equity multiple: 2.90×
• Total profit: $66,484
• Equity at exit: $101,688

Cash invested: $35,000 (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 87036

• Home prices YoY: 3.8%
• Active inventory: 52
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $920 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $-7

Break-even live

Break-even rent $929

Max offer price $123,739

Occupancy floor 96%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $125,000 Active 72 DOM
2. 2026-06-17
   days on market $125,000 Active 71 DOM
3. 2026-06-16
   days on market $125,000 Active 70 DOM
4. 2026-06-15
   days on market $125,000 Active 69 DOM
5. 2026-06-13
   days on market $125,000 Active 67 DOM
6. 2026-06-10
   days on market $125,000 Active 64 DOM
7. 2026-06-09
   days on market $125,000 Active 63 DOM
8. 2026-06-08
   days on market $125,000 Active 62 DOM
9. 2026-06-07
   days on market $125,000 Active 61 DOM
10. 2026-06-05
    days on market $125,000 Active 58 DOM
11. 2026-06-03
    days on market $125,000 Active 57 DOM
12. 2026-06-02
    days on market $125,000 Active 56 DOM
13. 2026-06-01
    days on market $125,000 Active 55 DOM
14. 2026-05-31
    days on market $125,000 Active 54 DOM
15. 2026-03-29
    listed $125,000 Active 748-char remark

    Show marketing remark (748 chars)

    Come see this charming 1940's bungalow with vintage charm and a range of modern upgrades. This quaint home boasts 2 bedroomsand 1 bathroom. Situated on a spacious lot, this property offers ample outdoor space complete with a shed and convenient back yard access. The proximity to Main St. allows for so many possibilities such as an art studio, vacation rental etc. In the last 5 years the interior has been thoughtfully updated with new electricalwiring, plumbing, gas lines and radiant heating, ensuring comfort and efficiency year round. Whether you're seeking a starter home or a tranquil retreat, this home offers the perfect blend of historic charm and modern convenience. Don't miss the opportunity to make this delightful property your own.

16. 2025-03-24
    soldstatus
17. 2025-03-24
    soldstatus
18. 2025-02-10
    status Pending
19. 2025-01-05
    listed $125,000 Active
20. 2018-09-06
    historical
21. 2018-09-05
    soldstatus
22. 2018-08-25
    status Pending
23. 2018-08-25
    listed $27,000 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: $320 · $27/mo
• Projected year-2 tax: $1,000 · $83/mo
• Expected delta: +$680/yr (+$57/mo · 212.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 4 d/yr ≥91°F today · 12 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: $11,045
• − Mortgage interest: −$7,002
• − Property taxes: −$320
• − Insurance: −$625
• − Repairs & maintenance: −$884
• − Management: −$884
• − Depreciation: −$3,636
• Taxable loss: −$2,306
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $468/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: Mountainair Public Schools
• NCES district ID: 3501950
• Math proficiency: 25% ▲ 15.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,198
• Composite: 20.84/100
• National rank: #8501
• State rank: #25 of 29 in NM

Livability — Mountainair

• Score: 56/100
• State rank: #188
• US rank: #22919

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountainair, NM
• Population (ZIP): 2,052

Population outlook (Torrance County) Hauer SSP2

• Today (2025): 13,807 people
• By 2030: 12,946 · -6.2%
• By 2040: 11,214 · -18.8%
• By 2050: 9,802 · -29.0%
• By 2075: 7,634 · -44.7%
• By 2100: 5,637 · -59.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 13% Black 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 3% Slovak 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Torrance

• 2024 margin: Solid R (+38.1) · D 29.9% · R 68.0% · Other 2.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -9.3pp · 2024: -38.1pp
• All cycles: 2024: R+38.1 2020: R+33.4 2016: R+30.8 2012: R+17.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.89%
• Current HPI: 105.5739
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+363.0% since first listed

9 events — show timeline

• 2026-03-29 Listed $125,000 Southwest MLS
• 2025-03-24 Sold (Public Records) — Public Records
• 2025-03-24 Sold (Public Records) — Public Records
• 2025-02-10 Pending — Southwest MLS
• 2025-01-05 Listed $125,000 Southwest MLS
• 2018-09-06 Delisted — Southwest MLS
• 2018-09-05 Sold (Public Records) — Public Records
• 2018-08-25 Pending — Southwest MLS
• 2018-08-25 Listed $27,000 Southwest MLS

Property tax history

+1.6%/yr

Latest (2025): $320 · +6.9% YoY. Source: county tax records.