30 Road 5758 · Lee Acres, NM 87401

$159,900

3 bd · 2.0 ba · 1,296 sqft · Other · 23 Days on market

Built 1981 0.25 ac 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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Rent growth +3.8/5.0
• Schools +3.2/10.0
• Livability +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert!!! 1981 24X54 MH with 3 BR's, 2 baths, appliances, Metal Roof, completely fences, Well on property per seller, property also includes another lot with a very old MH Singlewide which has no value, full set of utilities to pull that older MH off and put a nice one in its place or fix it up and rent them both out. Natural gas, septic, WH water Assn. , Needs some TLC but can be nice for someone. Other address is 9 Road 5787 for single wide.

Key facts

• Metal roof
• Well on property
• Natural gas

Tags

• METAL ROOF
• WELL ON PROPERTY
• NATURAL GAS
• FULL SET OF UTILITIES

Property features AI

Finance

• Other: Lot size approximately 0.45 acre; Zoned for mobile home / county

Exterior

• Utilities: Natural gas available; Septic tank
• Home design: Mixed-use property; Single-level (one story); Manufactured home; Located in Wild Horse Valley subdivision
• Construction: Wood siding; Metal roof
• Exterior features: Front porch; Chain link fencing; On-site storage structure

Interior

• Kitchen: Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas available
• Interior features: Walk-in closets
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $158k (1.0% below list).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#249 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Farmington Municipal Schools (urban): math 23% / reading 43% proficiency, ranked #23 of 95 in NM (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bluffview Elementary (371 students, 100% FRL); Mesa View Middle School (488 students, 100% FRL); Piedra Vista High (math 27% / reading 52%, grade F, #68 of 110 statewide, top 62%, 1,578 students, 47% FRL) — zoned schools average 82% FRL vs 48% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.1%/yr); 238 active listings in the ZIP; 78 units permitted in San Juan County in 2024 (8 in 5+ unit buildings).
• This rent runs 31% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• San Juan County population projected at -51% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.1% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,501 (1.5% 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: 0.99% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.08% rent growth · sell at horizon

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,345
• Equity at exit: $23,842

10-year hold

• IRR: 10.2%
• Equity multiple: 1.85×
• Total profit: $38,195
• Equity at exit: $13,825

Cash invested: $44,772 (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 87401

• Rents YoY: 5.1%
• Active inventory: 238
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$27 /mo · $322/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $318

Break-even live

Break-even rent $1,180

Max offer price $159,900

Occupancy floor 75%

Sensitivity live

Price	-10% $409	-5% $363	+0% $318	+5% $90	+10% $35
Rent	-10% $193	-5% $256	+0% $318	+5% $381	+10% $443
Rate	-1.0pp $399	-0.5pp $359	base $318	+0.5pp $277	+1.0pp $235

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $159,900 Active 23 DOM
2. 2026-06-18
   days on market $159,900 Active 22 DOM
3. 2026-06-17
   days on market $159,900 Active 21 DOM
4. 2026-06-16
   days on market $159,900 Active 20 DOM
5. 2026-06-16
   price $159,900 Active 19 DOM
6. 2026-06-15
   days on market $160,900 Active 19 DOM
7. 2026-06-14
   pricedays on market $160,900 Active 17 DOM
8. 2026-06-12
   pricedays on market $161,900 Active 16 DOM
9. 2026-06-09
   days on market $165,900 Active 13 DOM
10. 2026-06-09
    price $165,900 Active 12 DOM
11. 2026-06-08
    days on market $166,900 Active 12 DOM
12. 2026-06-07
    pricedays on market $166,900 Active 11 DOM
13. 2026-06-05
    days on market $169,900 Active 8 DOM
14. 2026-06-02
    pricedays on market $169,900 Active 6 DOM
15. 2026-06-01
    days on market $185,000 Active 5 DOM
16. 2026-05-31
    days on market $185,000 Active 4 DOM
17. 2026-05-30
    days on market $185,000 Active 3 DOM
18. 2026-05-27
    listed $185,000 Active

ⓘ 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: $322 · $27/mo
• Projected year-2 tax: $1,279 · $107/mo
• Expected delta: +$957/yr (+$80/mo · 297.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,991
• − Mortgage interest: −$8,957
• − Property taxes: −$322
• − Insurance: −$800
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$4,652
• Taxable income: $1,222
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $3,525/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: Farmington Municipal Schools
• NCES district ID: 3500990
• Math proficiency: 23% —
• Reading proficiency: 43% —
• Median HH income: $51,365
• Composite: 31.5/100
• National rank: #11178
• State rank: #23 of 95 in NM

Livability — Lee Acres

• Score: 53/100
• State rank: #249
• US rank: #24588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lee Acres, NM
• County: San Juan County · 45,229 people
• Metro: Farmington, NM
• Population (ZIP): 45,229
• Household income: $61,886
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 1190.0

Population outlook (San Juan County) Hauer SSP2

• Today (2025): 95,201 people
• By 2030: 84,154 · -11.6%
• By 2040: 63,810 · -33.0%
• By 2050: 46,929 · -50.7%
• By 2075: 21,097 · -77.8%
• By 2100: 9,410 · -90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.80)
• Race & ethnicity: White 38% Native American 32% Hispanic / Latino 24% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 72% English-only · Spanish 13%

Political lean MEDSL · San Juan

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.3%
• 2008→2024 swing: -10.6pp toward R · 2008: -21.2pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.3 2016: R+33.1 2012: R+28.5 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -224.62%
• Current HPI: 170.162
• Rent YoY: ▲ 5.08%
• Metro: Farmington, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-27 Listed $185,000 SJCMLS

Property tax history

-3.6%/yr

Latest (2025): $322 · -0.5% YoY. Source: county tax records.