1004 S Ave A Ave · Portales, NM 88130

$57,500

3 bd · 1.0 ba · 1,145 sqft · Other · 92 Days on market

7,000 sqft lot ↓ 11% since listing

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

Key facts

• Large backyard
• 7,000 sq ft lot
• Listed 91 days

Tags

• LARGE BACKYARD
• ADDITIONAL EXTERIOR STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $58k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $52k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#63 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Portales Municipal Schools (town): math 17% / reading 57% proficiency, ranked #15 of 29 in NM (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 128 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 31 units permitted in Roosevelt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $398 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Roosevelt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,325 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 1.76% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.26%
• DSCR: 2.48
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.74×
• Total profit: $11,983
• Equity at exit: $8,573

10-year hold

• IRR: 28.1%
• Equity multiple: 3.83×
• Total profit: $45,577
• Equity at exit: $4,972

Cash invested: $16,100 (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 88130

• Rents YoY: 5.4%
• Active inventory: 128
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,011 high
• Mortgage (P&I): −$302
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$24
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $294

Break-even live

Break-even rent $639

Max offer price $57,500

Occupancy floor 66%

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: $14,375
• Closing costs: $1,725
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 South Avenue C Unit C Portales, NM	2.0	1.0	788	$1,100	$1.40	43d	1	0.18mi
501 South Avenue B Unit 1 Portales, NM	2.0	1.0	756	$825	$1.09	43d	1	0.35mi
506 E 1st St Portales, NM	3.0	1.0	1100	$675	$0.61	44d	1	0.65mi
312 North Avenue B Portales, NM	3.0	3.0	1500	$1,250	$0.83	43d	1	0.79mi
1222 W Date St Unit C Portales, NM	2.0	1.0	829	$750	$0.90	43d	1	1.01mi
1540 Arizona Dr Apt 20 Portales, NM	2.0	1.0	744	$725	$0.97	43d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $57,500 Active 92 DOM
2. 2026-06-18
   days on market $57,500 Active 91 DOM
3. 2026-06-17
   days on market $57,500 Active 90 DOM
4. 2026-06-16
   days on market $57,500 Active 89 DOM
5. 2026-06-16
   status $57,500 Active 88 DOM
6. 2026-06-03
   status $57,500 Pending 88 DOM
7. 2026-06-02
   days on market $57,500 Active 88 DOM
8. 2026-06-01
   days on market $57,500 Active 87 DOM
9. 2026-05-31
   days on market $57,500 Active 86 DOM
10. 2026-05-30
    days on market $57,500 Active 85 DOM
11. 2026-05-13
    status Active 538-char remark

    Show marketing remark (538 chars)

    Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

12. 2026-04-13
    status Pending 538-char remark

    Show marketing remark (538 chars)

    Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

13. 2026-03-26
    price $57,500 538-char remark

    Show marketing remark (538 chars)

    Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

14. 2026-03-16
    status Active 538-char remark

    Show marketing remark (538 chars)

    Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

15. 2026-03-03
    status Pending 538-char remark

    Show marketing remark (538 chars)

    Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

16. 2026-01-22
    listed $64,500 Active 538-char remark

    Show marketing remark (538 chars)

    Price has been recently reduced. Good opportunity for a investment! This 3-bedroom, 1-bathroom home is a great opportunity for a first-time buyer or an investor looking for income potential. The home has been well maintained and, with a little updating, will truly shine. The washer and dryer are conveniently tucked away from the main living area, providing a functional space to complete daily tasks. A large backyard offers plenty of room for outdoor activities, along with additional exterior storage for tools, equipment, or hobbies.

17. 2024-03-24
    historical $700
18. 2024-03-13
    listed $700

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $460 · $38/mo
• Expected delta: +$134/yr (+$11/mo · 41.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone AH · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 18 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: $12,135
• − Mortgage interest: −$3,221
• − Property taxes: −$326
• − Insurance: −$2,112
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$1,673
• Taxable income: $2,862
• Est. tax owed @ 24.0%: −$687
• After-tax cash flow: $2,844/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: Portales Municipal Schools
• NCES district ID: 3502100
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 57% ▲ 20.00%
• Median HH income: $36,151
• Composite: 30.52/100
• National rank: #6209
• State rank: #15 of 29 in NM

Livability — Portales

• Score: 64/100
• State rank: #63
• US rank: #13640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portales, NM
• County: Roosevelt County · 17,842 people
• City population: 17,842
• Metro: Portales, NM
• Population (ZIP): 17,842
• Household income: $52,434
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 574.0

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 16,821 people
• By 2030: 15,818 · -6.0%
• By 2040: 13,766 · -18.2%
• By 2050: 12,152 · -27.8%
• By 2075: 9,601 · -42.9%
• By 2100: 8,241 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Roosevelt

• 2024 margin: Solid R (+43.2) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -29.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+42.9 2016: R+41.3 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.72%
• Current HPI: 108.0555
• Rent YoY: ▲ 5.38%
• Metro: Portales, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-10.9% since first listed

8 events — show timeline

• 2026-05-13 Relisted — NMMLS
• 2026-04-13 Pending — NMMLS
• 2026-03-26 Price Changed $57,500 NMMLS
• 2026-03-16 Relisted — NMMLS
• 2026-03-03 Pending — NMMLS
• 2026-01-22 Listed $64,500 NMMLS
• 2024-03-24 Rental Removed $700 APPFOLIO
• 2024-03-13 Listed for Rent $700 APPFOLIO

Property tax history

+2.0%/yr

Latest (2025): $326 · +2.0% YoY. Source: county tax records.