23 S Donaldson Farm Rd · Loving, NM 88256

$230,000

4 bd · 2.0 ba · 1,959 sqft · SingleFamily · 67 Days on market

Built 1996 2.00 ac lot ↓ 4% since listing

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Why this score? — see what drove the B- 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 +27.2/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet country life with beautiful views of New Mexico sunsets! Situated on 2 acres, this 4 bedroom 2 bath home has all the comfort you will need. The kitchen is big enough for all your cooking needs and extra helpers, with the large island there's more than enough room for all your extra appliances. Big family dinners will be easy to handle in the large dining room and the fireplace has a blower to help keep the home warm and cozy on cold winter nights while snuggled up watching movies. With some love this home can be everything you've dreamed of. Call today, don't wait. * pictures have been digitally edited and AI used to protect Occupant's privacy *

Key facts

• Large dining room
• Large island
• 2 acre lot

Tags

• LARGE ISLAND
• LARGE DINING ROOM
• FIREPLACE WITH BLOWER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#79 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Market conditions: 5 active listings in the ZIP; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.24% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.20%
• DSCR: 1.54
• GRM: 6.7

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: 18.9%
• Equity multiple: 2.08×
• Total profit: $69,456
• Equity at exit: $103,418

10-year hold

• IRR: 20.2%
• Equity multiple: 3.93×
• Total profit: $188,901
• Equity at exit: $159,379

Cash invested: $64,400 (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 88256

• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,841 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $655

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 72%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $230,000 Active 67 DOM
2. 2026-06-17
   days on market $230,000 Active 66 DOM
3. 2026-06-16
   days on market $230,000 Active 65 DOM
4. 2026-06-15
   days on market $230,000 Active 64 DOM
5. 2026-06-14
   days on market $230,000 Active 62 DOM
6. 2026-06-13
   pricedays on market $230,000 Active 61 DOM
7. 2026-06-10
   days on market $235,000 Active 59 DOM
8. 2026-06-09
   days on market $235,000 Active 58 DOM
9. 2026-06-08
   days on market $235,000 Active 57 DOM
10. 2026-06-07
    days on market $235,000 Active 56 DOM
11. 2026-06-05
    days on market $235,000 Active 53 DOM
12. 2026-06-03
    days on market $235,000 Active 52 DOM
13. 2026-06-02
    days on market $235,000 Active 51 DOM
14. 2026-06-01
    days on market $235,000 Active 50 DOM
15. 2026-05-31
    days on market $235,000 Active 49 DOM
16. 2026-05-30
    days on market $235,000 Active 48 DOM
17. 2026-05-11
    price $235,000 659-char remark

    Show marketing remark (659 chars)

    Quiet country life with beautiful views of New Mexico sunsets! Situated on 2 acres, this 4 bedroom 2 bath home has all the comfort you will need. The kitchen is big enough for all your cooking needs and extra helpers, with the large island there's more than enough room for all your extra appliances. Big family dinners will be easy to handle in the large dining room and the fireplace has a blower to help keep the home warm and cozy on cold winter nights while snuggled up watching movies. With some love this home can be everything you've dreamed of. Call today, don't wait. * pictures have been digitally edited and AI used to protect Occupant's privacy *

18. 2026-04-13
    listed $245,000 Active 659-char remark

    Show marketing remark (659 chars)

    Quiet country life with beautiful views of New Mexico sunsets! Situated on 2 acres, this 4 bedroom 2 bath home has all the comfort you will need. The kitchen is big enough for all your cooking needs and extra helpers, with the large island there's more than enough room for all your extra appliances. Big family dinners will be easy to handle in the large dining room and the fireplace has a blower to help keep the home warm and cozy on cold winter nights while snuggled up watching movies. With some love this home can be everything you've dreamed of. Call today, don't wait. * pictures have been digitally edited and AI used to protect Occupant's privacy *

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,091
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$6,691
• Taxable income: $4,462
• Est. tax owed @ 24.0%: −$1,071
• After-tax cash flow: $6,787/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)

No district data.

Livability — Loving

• Score: 63/100
• State rank: #79
• US rank: #16087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,813

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (79%)
• Race & ethnicity: Hispanic / Latino 79% Two or more races 33% White 21%
• Hispanic origin (detail): Mexican 77%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 57% English-only · Spanish 43%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

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

Price history

-4.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $235,000 NMMLS
• 2026-04-13 Listed $245,000 NMMLS

Property tax history

+2.1%/yr

Latest (2025): $58 · +1.8% YoY. Source: county tax records.