27 El Cid Loop · Tome, NM 87031

$177,000

4 bd · 3.0 ba · 2,506 sqft · Other · 57 Days on market

Built 1973 0.58 ac lot

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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 +29.6/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OWNER to OWNER FINANCING TERMS AVAILABLE. ALOT OF WORK HAS BEEN DONE SINCE LAST RECENTLY LISTED. BRAND NEW SEPTIC SYSTEM INSTALLED. There is 2 WELLS on the property. THE CASITA IS ALLOWED verified through county. ALOT OF ITEMS in yard was demolished and cleaned. Lot and storages are clean and vacant. Don't miss this hidden gem in Los Lunas near Tome--an undervalued investor's dream tucked at the end of a peaceful cul-de-sac. This fully fenced and gated half-acre lot is surrounded by mature trees and loaded with potential. It features a 1,400 sq. ft. mobile home plus a 1,300sq. ft. casita, perfect for rental income, a guest suite, and an RV. Just minutes from Highway 47, this property is perfect for a flip, rental, or anyone wanting instant equity. REC TERMS 10 year call. 10%-20% down

Key facts

• 0.58 acre lot
• 3 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $177k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $177k).
• Recommended offer: $172k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#89 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D-, amenities F, commute F.
• Los Lunas Public Schools (suburban): math 20% / reading 34% proficiency, ranked #34 of 95 in NM (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+33.2%/yr); 562 active listings in the ZIP; 303 units permitted in Valencia County in 2024 (0 in 5+ unit buildings).
• At $2,356/mo this rent would consume 46% of the median local household income ($61k/yr) (locally 602% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Valencia County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $177k implies a 372% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate 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 $171,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1973 — 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 D-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. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.33×
• Total profit: $16,565
• Equity at exit: $26,391

10-year hold

• IRR: 21.5%
• Equity multiple: 3.29×
• Total profit: $113,642
• Equity at exit: $15,304

Cash invested: $49,560 (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 87031

• Home prices YoY: -29.8%
• Rents YoY: 33.2%
• Active inventory: 562
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,356 medium
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $513

Break-even live

Break-even rent $1,707

Max offer price $177,000

Occupancy floor 73%

Sensitivity live

Price	-10% $635	-5% $574	+0% $513	+5% $452	+10% $391
Rent	-10% $327	-5% $420	+0% $513	+5% $606	+10% $699
Rate	-1.0pp $602	-0.5pp $558	base $513	+0.5pp $467	+1.0pp $421

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending 800-char remark

   Show marketing remark (800 chars)

   GREAT OWNER to OWNER FINANCING TERMS AVAILABLE. ALOT OF WORK HAS BEEN DONE SINCE LAST RECENTLY LISTED. BRAND NEW SEPTIC SYSTEM INSTALLED. There is 2 WELLS on the property. THE CASITA IS ALLOWED verified through county. ALOT OF ITEMS in yard was demolished and cleaned. Lot and storages are clean and vacant. Don't miss this hidden gem in Los Lunas near Tome--an undervalued investor's dream tucked at the end of a peaceful cul-de-sac. This fully fenced and gated half-acre lot is surrounded by mature trees and loaded with potential. It features a 1,400 sq. ft. mobile home plus a 1,300sq. ft. casita, perfect for rental income, a guest suite, and an RV. Just minutes from Highway 47, this property is perfect for a flip, rental, or anyone wanting instant equity. REC TERMS 10 year call. 10%-20% down

2. 2026-04-18
   price $177,000 800-char remark

   Show marketing remark (800 chars)

   GREAT OWNER to OWNER FINANCING TERMS AVAILABLE. ALOT OF WORK HAS BEEN DONE SINCE LAST RECENTLY LISTED. BRAND NEW SEPTIC SYSTEM INSTALLED. There is 2 WELLS on the property. THE CASITA IS ALLOWED verified through county. ALOT OF ITEMS in yard was demolished and cleaned. Lot and storages are clean and vacant. Don't miss this hidden gem in Los Lunas near Tome--an undervalued investor's dream tucked at the end of a peaceful cul-de-sac. This fully fenced and gated half-acre lot is surrounded by mature trees and loaded with potential. It features a 1,400 sq. ft. mobile home plus a 1,300sq. ft. casita, perfect for rental income, a guest suite, and an RV. Just minutes from Highway 47, this property is perfect for a flip, rental, or anyone wanting instant equity. REC TERMS 10 year call. 10%-20% down

3. 2026-03-16
   price $177,700 800-char remark

   Show marketing remark (800 chars)

   GREAT OWNER to OWNER FINANCING TERMS AVAILABLE. ALOT OF WORK HAS BEEN DONE SINCE LAST RECENTLY LISTED. BRAND NEW SEPTIC SYSTEM INSTALLED. There is 2 WELLS on the property. THE CASITA IS ALLOWED verified through county. ALOT OF ITEMS in yard was demolished and cleaned. Lot and storages are clean and vacant. Don't miss this hidden gem in Los Lunas near Tome--an undervalued investor's dream tucked at the end of a peaceful cul-de-sac. This fully fenced and gated half-acre lot is surrounded by mature trees and loaded with potential. It features a 1,400 sq. ft. mobile home plus a 1,300sq. ft. casita, perfect for rental income, a guest suite, and an RV. Just minutes from Highway 47, this property is perfect for a flip, rental, or anyone wanting instant equity. REC TERMS 10 year call. 10%-20% down

4. 2026-03-11
   listed $177,777 Active 800-char remark

   Show marketing remark (800 chars)

   GREAT OWNER to OWNER FINANCING TERMS AVAILABLE. ALOT OF WORK HAS BEEN DONE SINCE LAST RECENTLY LISTED. BRAND NEW SEPTIC SYSTEM INSTALLED. There is 2 WELLS on the property. THE CASITA IS ALLOWED verified through county. ALOT OF ITEMS in yard was demolished and cleaned. Lot and storages are clean and vacant. Don't miss this hidden gem in Los Lunas near Tome--an undervalued investor's dream tucked at the end of a peaceful cul-de-sac. This fully fenced and gated half-acre lot is surrounded by mature trees and loaded with potential. It features a 1,400 sq. ft. mobile home plus a 1,300sq. ft. casita, perfect for rental income, a guest suite, and an RV. Just minutes from Highway 47, this property is perfect for a flip, rental, or anyone wanting instant equity. REC TERMS 10 year call. 10%-20% down

5. 2026-01-30
   soldstatus
6. 2018-03-27
   soldstatus
7. 2014-08-05
   soldstatus
8. 2014-03-21
   soldstatus
9. 2007-10-16
   soldstatus
10. 2005-09-28
    soldstatus $37,500
11. 2005-08-23
    soldstatus

ⓘ 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 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 20 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: $28,277
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$2,388
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$5,149
• Taxable income: $3,646
• Est. tax owed @ 24.0%: −$875
• After-tax cash flow: $5,282/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: Los Lunas Public Schools
• NCES district ID: 3501680
• Math proficiency: 20% —
• Reading proficiency: 34% —
• Median HH income: $44,438
• Composite: 26.11/100
• National rank: #12724
• State rank: #34 of 95 in NM

Livability — Tome

• Score: 62/100
• State rank: #89
• US rank: #16929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tome, NM
• County: Valencia County · 68,779 people
• City population: 11
• Metro: Albuquerque, NM
• Population (ZIP): 47,514
• Household income: $60,902
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 602.0

Population outlook (Valencia County) Hauer SSP2

• Today (2025): 73,788 people
• By 2030: 72,101 · -2.3%
• By 2040: 67,930 · -7.9%
• By 2050: 63,191 · -14.4%
• By 2075: 53,644 · -27.3%
• By 2100: 40,882 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 29% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Serbian 1% Russian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 27%

Political lean MEDSL · Valencia

• 2024 margin: R (+16.4) · D 40.9% · R 57.3% · Other 1.8%
• 2008→2024 swing: -24.1pp toward R · 2008: 7.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+9.6 2016: R+8.7 2012: D+2.5 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.17%
• Current HPI: 201.0508
• Rent YoY: ▲ 33.16%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+372.0% since first listed

11 events — show timeline

• 2026-05-07 Pending — Southwest MLS
• 2026-04-18 Price Changed $177,000 Southwest MLS
• 2026-03-16 Price Changed $177,700 Southwest MLS
• 2026-03-11 Listed $177,777 Southwest MLS
• 2026-01-30 Sold (Public Records) — Public Records
• 2018-03-27 Sold (Public Records) — Public Records
• 2014-08-05 Sold (Public Records) — Public Records
• 2014-03-21 Sold (Public Records) — Public Records
• 2007-10-16 Sold (Public Records) — Public Records
• 2005-09-28 Sold (Public Records) $37,500 Public Records
• 2005-08-23 Sold (Public Records) — Public Records

Property tax history

-4.9%/yr

Latest (2024): $162 · -0.4% YoY. Source: county tax records.