1331 S Animas St · Lordsburg, NM 88045

$90,000

2 bd · 2.0 ba · 960 sqft · SingleFamily · 26 Days on market

Built 2021 Good condition 4,356 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 +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Perfect for first-time homebuyers or those looking to downsize, this charming property at 1331 Animas in Lordsburg offers comfort, convenience, and potential. Located in a quiet area with easy access to local amenities, this home provides a welcoming setting for simple, relaxed living. Whether you’re starting a new chapter or looking for a cozy place to settle in, this property offers a great opportunity to make it your own.

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 2021

Property features AI

Finance

• Other: Zoning: Lordsburg - Res A, B

Exterior

• Parking: Attached carport; 2 carport spaces; RV access/parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; Residential property
• Construction: Built by Redman; Fiber cement construction
• Exterior features: Paved road access; Shingle roof

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air; Evaporative cooling
• Interior features: Gas range; Refrigerator
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $71 ($851/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 $88k (2.5% below list).
• Recommended offer: $88k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#141 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: commute D+, schools F, crime F.
• Lordsburg Municipal Schools (rural): math 14% / reading 29% proficiency, ranked #62 of 95 in NM (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hidalgo County population projected at -47% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,707 (2.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.6

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: 10.7%
• Equity multiple: 1.61×
• Total profit: $15,372
• Equity at exit: $40,468

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $48,424
• Equity at exit: $62,366

Cash invested: $25,200 (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 88045

• Active inventory: 9
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $71

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 87%

Sensitivity live

Price	-10% $133	-5% $102	+0% $71	+5% $40	+10% $9
Rent	-10% $2	-5% $36	+0% $71	+5% $106	+10% $140
Rate	-1.0pp $116	-0.5pp $94	base $71	+0.5pp $48	+1.0pp $24

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $90,000 Active 26 DOM
2. 2026-06-21
   days on market $90,000 Active 25 DOM
3. 2026-06-18
   days on market $90,000 Active 23 DOM
4. 2026-06-17
   days on market $90,000 Active 22 DOM
5. 2026-06-16
   days on market $90,000 Active 21 DOM
6. 2026-06-15
   days on market $90,000 Active 20 DOM
7. 2026-06-13
   days on market $90,000 Active 18 DOM
8. 2026-06-12
   days on market $90,000 Active 17 DOM
9. 2026-06-09
   days on market $90,000 Active 14 DOM
10. 2026-06-08
    days on market $90,000 Active 13 DOM
11. 2026-06-07
    days on market $90,000 Active 12 DOM
12. 2026-06-05
    days on market $90,000 Active 10 DOM
13. 2026-06-04
    days on market $90,000 Active 8 DOM
14. 2026-06-02
    days on market $90,000 Active 7 DOM
15. 2026-06-01
    days on market $90,000 Active 6 DOM
16. 2026-05-31
    days on market $90,000 Active 5 DOM
17. 2026-05-26
    listed $90,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 19 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: $10,525
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,618
• Taxable loss: −$619
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $999/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab

This single-family home in Lordsburg, NM, is in good condition with modern updates and minimal maintenance required. It offers a great opportunity for first-time buyers or downsizers looking for a cozy and well-maintained property.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint improves curb appeal and value
• Both Landscaping and curb appeal — Improves overall aesthetic and value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint improves curb appeal and value ↑
• Both Landscaping and curb appeal — Improves overall aesthetic and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lordsburg Municipal Schools
• NCES district ID: 3501620
• Math proficiency: 14% —
• Reading proficiency: 29% —
• Median HH income: $36,737
• Composite: 21.04/100
• National rank: #13704
• State rank: #62 of 95 in NM

Livability — Lordsburg

• Score: 58/100
• State rank: #141
• US rank: #20924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lordsburg, NM
• City population: 3,320
• Population (ZIP): 3,320

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 3,646 people
• By 2030: 3,260 · -10.6%
• By 2040: 2,537 · -30.4%
• By 2050: 1,948 · -46.6%
• By 2075: 1,089 · -70.1%
• By 2100: 646 · -82.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 36% Two or more races 26% Asian 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Asian/Pacific 1%

Political lean MEDSL · Hidalgo

• 2024 margin: Strong R (+23.4) · D 37.9% · R 61.2%
• 2008→2024 swing: -26.3pp toward R · 2008: 2.9pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+15.1 2016: R+6.9 2012: D+5.1 2008: D+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $90,000 SCRMLS