2405 New Mexico 338 · Animas, NM 88020

$95,000

2 bd · 2.0 ba · 1,344 sqft · SingleFamily · 16 Days on market

Built 2023 Fair condition

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Double wide Cavco 2023 mobile home for sale with or without lots. 2 bedroom, den, 2 full baths. All stainless steel kitchen appliances. New AC unit installed in 2025. Front steps custom built. Located at Smuggler& apos; s Roost in Animas NM. Home can be moved from park. Park has no HOA with maintenance fees of $350 per year. Water, new sewer system installed 2026, garbage dumpster, wifi included. Lots are fully graveled. House needs new carpet and minor repairs. Sold as is. No water damage. 6 in walls for added insulation.

Key facts

• New ac unit
• New sewer system
• Fully graveled lots

Tags

• NEW AC UNIT
• CUSTOM BUILT FRONT STEPS
• FULLY GRAVELED LOTS
• NEW SEWER SYSTEM
• ADDED INSULATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

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 $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#145 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools D+, amenities F.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• Hidalgo County population projected at -47% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.73%
• DSCR: 1.43
• GRM: 7.2

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: 16.6%
• Equity multiple: 1.95×
• Total profit: $25,202
• Equity at exit: $42,716

10-year hold

• IRR: 18.2%
• Equity multiple: 3.65×
• Total profit: $70,497
• Equity at exit: $65,831

Cash invested: $26,600 (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 88020

• Active inventory: 3
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $216

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 75%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $95,000 Active 16 DOM
2. 2026-06-17
   days on market $95,000 Active 15 DOM
3. 2026-06-16
   days on market $95,000 Active 14 DOM
4. 2026-06-15
   days on market $95,000 Active 13 DOM
5. 2026-06-13
   days on market $95,000 Active 11 DOM
6. 2026-06-12
   days on market $95,000 Active 10 DOM
7. 2026-06-09
   days on market $95,000 Active 7 DOM
8. 2026-06-08
   days on market $95,000 Active 6 DOM
9. 2026-06-07
   days on market $95,000 Active 5 DOM
10. 2026-06-07
    days on market $95,000 Active 4 DOM
11. 2026-06-03
    remarks 529-char remark
12. 2026-06-03
    listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,250
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,764
• Taxable income: $1,145
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,314/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance, including exterior siding and landscaping, to improve its condition and value.

Repairs flagged

• Major Exterior siding — Weathered and in need of repair
• Minor Landscaping — Overgrown and unkempt

Value-add opportunities

• Both Paint interior walls/paint — Fresh paint can improve the home's appearance and value
• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repair	Major	$15,000–50,000
Landscaping · Overgrown and unkempt	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Paint interior walls/paint — Fresh paint can improve the home's appearance and value ↑
• Both Landscaping — A well-maintained landscape can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Animas

• Score: 58/100
• State rank: #145
• US rank: #21051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Animas, NM
• Population (ZIP): 741

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 3,646 people
• By 2030: 3,260 · -10.6%
• By 2040: 2,537 · -30.4%
• By 2050: 1,948 · -46.6%
• By 2075: 1,089 · -70.1%
• By 2100: 646 · -82.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Hispanic / Latino 34% Two or more races 28% Native American 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 4% Slovak 3% English 3%
• Foreign-born: 15% · Canada
• Languages at home: 77% English-only · Spanish 20% German/W. Germanic 3%

Political lean MEDSL · Hidalgo

• 2024 margin: Strong R (+23.4) · D 37.9% · R 61.2%
• 2008→2024 swing: -26.3pp toward R · 2008: 2.9pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+15.1 2016: R+6.9 2012: D+5.1 2008: D+2.9

Not yet ingested

• Civics: —

Market trends

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

Price history

+35.9% since first listed

5 events — show timeline

• 2026-06-03 Listed $95,000 FSBO.com
• 2024-03-26 Price Changed $59,999 NMMLS
• 2024-03-14 Price Changed $62,500 NMMLS
• 2024-03-03 Price Changed $65,000 NMMLS
• 2024-02-07 Price Changed $69,900 NMMLS