24 N Cle-ki- St · Yah-ta-hey, NM 87375

$114,950

4 bd · 2.0 ba · 2,016 sqft · SingleFamily · 5 Days on market

Built 1999 1.00 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

For Sale. 4 bedroom, 2 bath home on 1 acre lot. This property is being sold occupied please do not disturb occupants. Buyer will be responsible for eviction of occupants. Property is being sold in its as-is condition. Interior condition of this property are unknown to the seller. Seller does not pay GRT.

Key facts

• 1 acre lot
• Built 1999
• Listed 5 days

Property features AI

Finance

• Financial info: Annual tax approximately $1,228.28

Exterior

• Parking: No garage
• Home design: Manufactured home; Residential property
• Exterior features: Irregular lot; 1 acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating
• Interior features: No central heating specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Gallup-Mckinley Cty Schools (rural): math 17% / reading 30% proficiency, ranked #54 of 95 in NM (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in McKinley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($794 loan paydown + $3k appreciation (3.0% local appreciation)).
• McKinley 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 $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $114,950

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. 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.
3. 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.
4. 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: 1.39% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.99%
• DSCR: 1.84
• GRM: 6.0

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: 25.3%
• Equity multiple: 2.44×
• Total profit: $46,283
• Equity at exit: $51,686

10-year hold

• IRR: 26.1%
• Equity multiple: 4.71×
• Total profit: $119,319
• Equity at exit: $79,655

Cash invested: $32,186 (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 87375

• Active inventory: 2
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,598 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $509

Break-even live

Break-even rent $953

Max offer price $114,950

Occupancy floor 63%

Sensitivity live

Price	-10% $574	-5% $542	+0% $509	+5% $477	+10% $444
Rent	-10% $383	-5% $446	+0% $509	+5% $572	+10% $636
Rate	-1.0pp $567	-0.5pp $539	base $509	+0.5pp $479	+1.0pp $449

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: $28,738
• Closing costs: $3,448
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $114,950 Active 5 DOM
2. 2026-06-18
   days on market $114,950 Active 3 DOM
3. 2026-06-17
   days on market $114,950 Active 2 DOM
4. 2026-06-16
   remarks 305-char remark
5. 2026-06-16
   listed $114,950 Active 1 DOM

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 18 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: $19,176
• − Mortgage interest: −$6,439
• − Property taxes: −$1,229
• − Insurance: −$575
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$3,344
• Taxable income: $4,521
• Est. tax owed @ 24.0%: −$1,085
• After-tax cash flow: $5,026/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: Gallup-Mckinley Cty Schools
• NCES district ID: 3501110
• Math proficiency: 17% —
• Reading proficiency: 30% —
• Median HH income: $30,298
• Composite: 22.01/100
• National rank: #13541
• State rank: #54 of 95 in NM

Livability — Yah-ta-hey

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Yah-ta-hey, NM
• Population (ZIP): 4,547

Population outlook (McKinley County) Hauer SSP2

• Today (2025): 88,386 people
• By 2030: 94,451 · +6.9%
• By 2040: 107,369 · +21.5%
• By 2050: 119,937 · +35.7%
• By 2075: 148,818 · +68.4%
• By 2100: 160,771 · +81.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 1.00)
• Race & ethnicity: Native American 97% Hispanic / Latino 2% Two or more races 1%
• Languages at home: 53% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · McKinley

• 2024 margin: Strong D (+24.5) · D 60.7% · R 36.2% · Other 3.1%
• 2008→2024 swing: -19.4pp toward R · 2008: 43.9pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+38.6 2016: D+39.8 2012: D+46.6 2008: D+43.9

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-06-15 Listed $114,950 NMMLS

Property tax history

+0.6%/yr

Latest (2025): $1,229 · -7.8% YoY. Source: county tax records.