2008 S Lisa Dr · Deming, NM 88030

$129,750

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 238 Days on market

Built 1998 5,227 sqft lot ↓ 7% since listing

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1998, this Redman manufactured home offers a comfortable split floor plan with 3 bedrooms, 1 full bathroom, and 1 three-quarter bathroom. Recently remodeled, the home features new flooring, textured walls, fresh paint, updated windows, and modernized bathrooms throughout. The living room opens to a welcoming dining area and a kitchen updated with newer cabinetry. The spacious master bedroom includes a walk-in closet and a full private bathroom with a jet tub and a separate walk-in shower. The two additional bedrooms are generously sized and share a three-quarter bathroom. The home is cooled with an evaporative cooler and heated by a central gas system. Utilities include city water, city sewer, natural gas, and trash service. The yard is fully fenced, offering added privacy and security. According to the Luna County Assessor, the manufactured home was born on its current location but is not currently considered real property. Located close to local businesses, schools, and the hospital, this property combines comfort, convenience, and affordability in one great package.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#73 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute C-, amenities D+, schools F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 4→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,180 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.7

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,278
• Equity at exit: $19,346

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $11,422
• Equity at exit: $11,218

Cash invested: $36,330 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,408 medium
• Mortgage (P&I): −$680
• Tax est. 1.5%: −$162 /mo · $1,946/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $216

Break-even live

Break-even rent $1,135

Max offer price $129,750

Occupancy floor 80%

Sensitivity live

Price	-10% $305	-5% $260	+0% $216	+5% $171	+10% $126
Rent	-10% $104	-5% $160	+0% $216	+5% $271	+10% $327
Rate	-1.0pp $281	-0.5pp $249	base $216	+0.5pp $182	+1.0pp $148

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: $32,438
• Closing costs: $3,892
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2108 S Shelly Dr Deming, NM	3.0	2.0	1817	$1,800	$0.99	44d	1	0.32mi
1108 S Santa Catalina St Deming, NM	2.0	1.0	1232	$900	$0.73	44d	1	0.57mi

Listing history 19 events

1. 2026-06-19
   days on market $129,750 Active 238 DOM
2. 2026-06-18
   days on market $129,750 Active 237 DOM
3. 2026-06-17
   days on market $129,750 Active 236 DOM
4. 2026-06-16
   days on market $129,750 Active 235 DOM
5. 2026-06-15
   days on market $129,750 Active 234 DOM
6. 2026-06-14
   days on market $129,750 Active 232 DOM
7. 2026-06-13
   days on market $129,750 Active 231 DOM
8. 2026-06-10
   days on market $129,750 Active 229 DOM
9. 2026-06-09
   days on market $129,750 Active 228 DOM
10. 2026-06-08
    days on market $129,750 Active 227 DOM
11. 2026-06-07
    days on market $129,750 Active 226 DOM
12. 2026-06-05
    days on market $129,750 Active 223 DOM
13. 2026-06-03
    days on market $129,750 Active 222 DOM
14. 2026-06-02
    days on market $129,750 Active 221 DOM
15. 2026-06-01
    days on market $129,750 Active 220 DOM
16. 2026-05-31
    days on market $129,750 Active 219 DOM
17. 2026-05-30
    days on market $129,750 Active 218 DOM
18. 2025-11-24
    price $129,750 1094-char remark

    Show marketing remark (1094 chars)

    Built in 1998, this Redman manufactured home offers a comfortable split floor plan with 3 bedrooms, 1 full bathroom, and 1 three-quarter bathroom. Recently remodeled, the home features new flooring, textured walls, fresh paint, updated windows, and modernized bathrooms throughout. The living room opens to a welcoming dining area and a kitchen updated with newer cabinetry. The spacious master bedroom includes a walk-in closet and a full private bathroom with a jet tub and a separate walk-in shower. The two additional bedrooms are generously sized and share a three-quarter bathroom. The home is cooled with an evaporative cooler and heated by a central gas system. Utilities include city water, city sewer, natural gas, and trash service. The yard is fully fenced, offering added privacy and security. According to the Luna County Assessor, the manufactured home was born on its current location but is not currently considered real property. Located close to local businesses, schools, and the hospital, this property combines comfort, convenience, and affordability in one great package.

19. 2025-10-24
    listed $139,750 Active 1094-char remark

    Show marketing remark (1094 chars)

    Built in 1998, this Redman manufactured home offers a comfortable split floor plan with 3 bedrooms, 1 full bathroom, and 1 three-quarter bathroom. Recently remodeled, the home features new flooring, textured walls, fresh paint, updated windows, and modernized bathrooms throughout. The living room opens to a welcoming dining area and a kitchen updated with newer cabinetry. The spacious master bedroom includes a walk-in closet and a full private bathroom with a jet tub and a separate walk-in shower. The two additional bedrooms are generously sized and share a three-quarter bathroom. The home is cooled with an evaporative cooler and heated by a central gas system. Utilities include city water, city sewer, natural gas, and trash service. The yard is fully fenced, offering added privacy and security. According to the Luna County Assessor, the manufactured home was born on its current location but is not currently considered real property. Located close to local businesses, schools, and the hospital, this property combines comfort, convenience, and affordability in one great package.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 4 d/yr ≥100°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: $16,894
• − Mortgage interest: −$7,268
• − Property taxes: −$1,946
• − Insurance: −$649
• − Repairs & maintenance: −$1,352
• − Management: −$1,352
• − Depreciation: −$3,775
• Taxable income: $553
• Est. tax owed @ 24.0%: −$133
• After-tax cash flow: $2,453/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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Deming

• Score: 63/100
• State rank: #73
• US rank: #15165

Category grades

Amenities D+ Commute C- 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: Deming, NM
• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.2% since first listed

2 events — show timeline

• 2025-11-24 Price Changed $129,750 NMMLS
• 2025-10-24 Listed $139,750 NMMLS