880 Lindberg Ave · Alamogordo, NM 88310

$180,000

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 18 Days on market

Built 2007

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Why this score? — see what drove the D+ 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Single story three bedroom one bath home ready to be brought back to it's original glory! Living room open to eat in kitchen with access to large backyard. Hot tub is located in backyard along with a dog run and a separate room which could be used for multiple purposes anywhere from a bedroom, workout room, workshop or maybe even more. Less than 10 minutes from the center of Alamogordo. Must check out !

Key facts

• Bonus outdoor room
• Open floor plan
• Upgraded plumbing

Tags

• OPEN FLOOR PLAN
• UPGRADED WINDOWS
• UPGRADED PLUMBING
• OUTDOOR SPACES
• ABUNDANT STORAGE
• BONUS OUTDOOR ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-37 ($-444/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (15.1% below list).
• Recommended offer: $153k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 449 active listings in the ZIP; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/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.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $23k; list at $180k implies a 696% gain — meaningful room to come down on a strong offer.

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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,853 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 D 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-33,551
• Equity at exit: $26,839

10-year hold

• IRR: -14.9%
• Equity multiple: 0.20×
• Total profit: $-40,338
• Equity at exit: $15,563

Cash invested: $50,400 (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 88310

• Rents YoY: 1.6%
• Active inventory: 449
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$75
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-37

Break-even live

Break-even rent $1,575

Max offer price $173,460

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $14	+0% $-37	+5% $-88	+10% $-139
Rent	-10% $-158	-5% $-97	+0% $-37	+5% $23	+10% $84
Rate	-1.0pp $54	-0.5pp $9	base $-37	+0.5pp $-84	+1.0pp $-131

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $180,000 Active 18 DOM
2. 2026-06-18
   days on market $180,000 Active 15 DOM
3. 2026-06-17
   days on market $180,000 Active 14 DOM
4. 2026-06-16
   days on market $180,000 Active 13 DOM
5. 2026-06-15
   days on market $180,000 Active 12 DOM
6. 2026-06-13
   days on market $180,000 Active 10 DOM
7. 2026-06-13
   days on market $180,000 Active 9 DOM
8. 2026-06-10
   days on market $180,000 Active 7 DOM
9. 2026-06-09
   days on market $180,000 Active 6 DOM
10. 2026-06-08
    days on market $180,000 Active 5 DOM
11. 2026-06-07
    days on market $180,000 Active 4 DOM
12. 2026-06-05
    remarks 254-char remark
13. 2026-06-05
    listed $180,000 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: $883 · $74/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$557/yr (+$46/mo · 63.1%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone AH · 6% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 23 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: $18,342
• − Mortgage interest: −$10,083
• − Property taxes: −$883
• − Insurance: −$2,724
• − Repairs & maintenance: −$1,467
• − Management: −$1,467
• − Depreciation: −$5,236
• Taxable loss: −$3,519
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $400/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+166.0% since first listed

12 events — show timeline

• 2026-06-04 Listed $180,000 FSBO.com
• 2023-07-28 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2023-05-17 Pending — SNMMLS as distributed by MLS GRID
• 2023-05-17 Pending — GEPARMLS
• 2023-04-10 Listed $111,000 GEPARMLS
• 2023-04-10 Listed $111,000 SNMMLS as distributed by MLS GRID
• 2016-09-12 Sold (MLS) — OCAOR
• 2016-09-09 Sold (Public Records) — Public Records
• 2016-01-20 Listed $72,900 OCAOR
• 2014-04-28 Sold (Public Records) $22,620 Public Records
• 2013-05-16 Sold (MLS) — OCAOR
• 2013-03-23 Listed $67,670 OCAOR

Property tax history

+3.5%/yr

Latest (2025): $883 · +0.2% YoY. Source: county tax records.