608 W Mccune St · Roswell, NM 88203

$129,900

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 27 Days on market

Built 1958 8,900 sqft lot $77/sqft · 73% above area ↓ 33% since listing

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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 +29.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of appeal and great price. Three bedroom, 2 bath home. Home has a good size living room with lots of sunlight through large windows. Additional living area off kitchen as well as a formal dining with fireplace. Nice back yard. Property has attached garage as well as attached carport with built in storage unit and storage shed.

Key facts

• Large windows
• Formal dining
• Back yard

Tags

• LARGE WINDOWS
• ADDITIONAL LIVING AREA
• FORMAL DINING
• FIREPLACE
• BACK YARD
• ATTACHED GARAGE

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 177 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).
• At $1,610/mo this rent would consume 46% of the median local household income ($42k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.82%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (median comp): $75,224
• List price: $129,900
• Delta: 72.68%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $7,547
• Equity at exit: $19,369

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $43,334
• Equity at exit: $11,231

Cash invested: $36,372 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 177
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$681
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $449

Break-even live

Break-even rent $1,041

Max offer price $129,900

Occupancy floor 67%

Sensitivity live

Price	-10% $523	-5% $486	+0% $449	+5% $413	+10% $376
Rent	-10% $322	-5% $386	+0% $449	+5% $513	+10% $577
Rate	-1.0pp $515	-0.5pp $482	base $449	+0.5pp $416	+1.0pp $381

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 S Pennsylvania Ave Roswell, NM	4.0	2.0	1757	$1,800	$1.02	44d	1	0.38mi
1014 Plaza del Sol Roswell, NM	2.0	2.0	1150	$1,275	$1.11	44d	1	0.42mi
1049 W Poe St Roswell, NM	2.0	1.5	1413	$1,200	$0.85	44d	1	0.66mi
2703 S Onyx Dr Roswell, NM	3.0	2.0	1400	$1,900	$1.36	44d	1	0.69mi
2614 Palomar Pl Roswell, NM	3.0	2.0	1278	$1,400	$1.10	44d	1	0.78mi

Listing history 10 events

1. 2026-06-03
   status $129,900 Pending 27 DOM
2. 2026-06-02
   days on market $129,900 Active 27 DOM
3. 2026-06-01
   days on market $129,900 Active 26 DOM
4. 2026-05-31
   days on market $129,900 Active 25 DOM
5. 2026-05-30
   days on market $129,900 Active 24 DOM
6. 2026-05-07
   status Pending 333-char remark

   Show marketing remark (333 chars)

   Lots of appeal and great price. Three bedroom, 2 bath home. Home has a good size living room with lots of sunlight through large windows. Additional living area off kitchen as well as a formal dining with fireplace. Nice back yard. Property has attached garage as well as attached carport with built in storage unit and storage shed.

7. 2026-04-21
   listed $129,900 Active 333-char remark

   Show marketing remark (333 chars)

   Lots of appeal and great price. Three bedroom, 2 bath home. Home has a good size living room with lots of sunlight through large windows. Additional living area off kitchen as well as a formal dining with fireplace. Nice back yard. Property has attached garage as well as attached carport with built in storage unit and storage shed.

8. 2024-08-15
   price $169,000
9. 2024-07-29
   price $180,000
10. 2024-07-16
    price $193,000

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,047 · $87/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,320
• − Mortgage interest: −$7,276
• − Property taxes: −$1,047
• − Insurance: −$650
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$3,779
• Taxable income: $3,477
• Est. tax owed @ 24.0%: −$835
• After-tax cash flow: $4,558/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-32.7% since first listed

5 events — show timeline

• 2026-05-07 Pending — NMMLS
• 2026-04-21 Listed $129,900 NMMLS
• 2024-08-15 Price Changed $169,000 NMMLS
• 2024-07-29 Price Changed $180,000 NMMLS
• 2024-07-16 Price Changed $193,000 NMMLS

Property tax history

+1.6%/yr

Latest (2025): $1,047 · -0.9% YoY. Source: county tax records.