510 N Acoma Dr · Deming, NM 88030

$108,000

3 bd · 2.0 ba · 1,120 sqft · Other · 220 Days on market

Built 1989 8,276 sqft 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HIGH DESERT PROPERTY. Well maintained three bedroom two bathrooom single wide in Deming del Sol. Subdiviion is located across from the cemtery at the back of the sudivision. Property is not assessed and the seller will not do the conversion. Newer tankless water heater, and updated furnance with refrigerated air. Dishwasher. Soaking tub. Privacy fencing in back yard. On the east end of Deming. Close to the freeway for easy on/off. Priced for quick sale.

Key facts

• Refrigerated air
• Soaking tub
• Privacy fencing

Tags

• TANKLESS WATER HEATER
• UPDATED FURNACE
• REFRIGERATED AIR
• SOAKING TUB
• PRIVACY FENCING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $108k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#73 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute C-, amenities D+, schools F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.46%
• DSCR: 1.38
• GRM: 7.4

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,909
• Equity at exit: $16,103

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $14,149
• Equity at exit: $9,338

Cash invested: $30,240 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $213

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 77%

Sensitivity live

Price	-10% $288	-5% $250	+0% $213	+5% $176	+10% $138
Rent	-10% $117	-5% $165	+0% $213	+5% $261	+10% $309
Rate	-1.0pp $268	-0.5pp $241	base $213	+0.5pp $185	+1.0pp $157

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $108,000 Active 220 DOM
2. 2026-06-18
   days on market $108,000 Active 219 DOM
3. 2026-06-17
   days on market $108,000 Active 218 DOM
4. 2026-06-16
   days on market $108,000 Active 217 DOM
5. 2026-06-15
   days on market $108,000 Active 216 DOM
6. 2026-06-14
   days on market $108,000 Active 214 DOM
7. 2026-06-13
   days on market $108,000 Active 213 DOM
8. 2026-06-10
   days on market $108,000 Active 211 DOM
9. 2026-06-09
   days on market $108,000 Active 210 DOM
10. 2026-06-08
    days on market $108,000 Active 209 DOM
11. 2026-06-07
    days on market $108,000 Active 208 DOM
12. 2026-06-05
    days on market $108,000 Active 205 DOM
13. 2026-06-03
    days on market $108,000 Active 204 DOM
14. 2026-06-02
    days on market $108,000 Active 203 DOM
15. 2026-06-01
    days on market $108,000 Active 202 DOM
16. 2026-05-31
    days on market $108,000 Active 201 DOM
17. 2026-05-30
    days on market $108,000 Active 200 DOM
18. 2025-11-10
    listed $108,000 Active 458-char remark

    Show marketing remark (458 chars)

    HIGH DESERT PROPERTY. Well maintained three bedroom two bathrooom single wide in Deming del Sol. Subdiviion is located across from the cemtery at the back of the sudivision. Property is not assessed and the seller will not do the conversion. Newer tankless water heater, and updated furnance with refrigerated air. Dishwasher. Soaking tub. Privacy fencing in back yard. On the east end of Deming. Close to the freeway for easy on/off. Priced for quick sale.

19. 2020-12-14
    soldstatus 481-char remark

    Show marketing remark (481 chars)

    Neat, clean and ready to move in! 1989 Redmond Brookhollow with 1120 sq. ft. including 3 bedrooms and 2 baths, split floor plan and large master bedroom. The master bathroom includes a soaking tub, double sinks and separate shower. Guest bathroom has been remodeled to include a wide, open tiled shower. Property includes an attached carport, fenced backyard and a covered deck. Easy access to I-10, Hwy 549, Silver City and within 2 hours of El Paso and an International Airport.

20. 2020-02-13
    listed $59,900 481-char remark

    Show marketing remark (481 chars)

    Neat, clean and ready to move in! 1989 Redmond Brookhollow with 1120 sq. ft. including 3 bedrooms and 2 baths, split floor plan and large master bedroom. The master bathroom includes a soaking tub, double sinks and separate shower. Guest bathroom has been remodeled to include a wide, open tiled shower. Property includes an attached carport, fenced backyard and a covered deck. Easy access to I-10, Hwy 549, Silver City and within 2 hours of El Paso and an International Airport.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥100°F today · 19 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: $14,574
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$3,142
• Taxable income: $891
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $2,344/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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Deming

• Score: 63/100
• State rank: #73
• US rank: #15165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deming, NM
• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+80.3% since first listed

3 events — show timeline

• 2025-11-10 Listed $108,000 NMMLS
• 2020-12-14 Sold (MLS) — NMMLS
• 2020-02-13 Listed $59,900 NMMLS

Property tax history

+7.5%/yr

Latest (2024): $187 · -13.6% YoY. Source: county tax records.