2702 S 540th LOOP #43 · Logan, NM 88426

$20,000

3 bd · 2.0 ba · 1,280 sqft · Other · 1 Days on market

Built 1977

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom 2 full bath mobile home in Lakeside Trailer Park in Logan. Newly remodeled tile shower. New toilets in both bathrooms. Swamp cooler and one evaporative cooler. This unit does not have a heater, but a split unit could be added for about $1500. Trailer park fees are $2000 per year plus electric billed quarterly.

Key facts

• New toilets
• Evaporative cooler
• Built 1977

Tags

• NEWLY REMODELED TILE SHOWER
• NEW TOILETS
• EVAPORATIVE COOLER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).

Location & tenants

• Location reads 59/100 on livability (#134 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Logan Municipal Schools (rural): math 24% / reading 47% proficiency, ranked #20 of 95 in NM (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP.

Forward outlook

• In year one you build about $627 of equity ($138 loan paydown + $489 appreciation (2.5% local appreciation)).
• Quay County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $20,000

Questions for the listing agent

1. Built in 1977 — 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. 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?
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: 6.43% ✓
• Cap rate: 58.98%
• Cash-on-cash: 188.17%
• DSCR: 9.37
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.32×
• Total profit: $57,777
• Equity at exit: $8,376

10-year hold

• IRR: —
• Equity multiple: 23.87×
• Total profit: $128,066
• Equity at exit: $12,448

Cash invested: $5,600 (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 88426

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $878

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 27%

Sensitivity live

Price	-10% $892	-5% $885	+0% $878	+5% $871	+10% $864
Rent	-10% $776	-5% $827	+0% $878	+5% $929	+10% $980
Rate	-1.0pp $888	-0.5pp $883	base $878	+0.5pp $873	+1.0pp $868

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $20,000 Active

ⓘ 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: $15,438
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$582
• Taxable income: $10,866
• Est. tax owed @ 24.0%: −$2,608
• After-tax cash flow: $7,930/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: Logan Municipal Schools
• NCES district ID: 3501590
• Math proficiency: 24% —
• Reading proficiency: 47% —
• Median HH income: $35,864
• Composite: 31.98/100
• National rank: #11025
• State rank: #20 of 95 in NM

Livability — Logan

• Score: 59/100
• State rank: #134
• US rank: #20476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Logan, NM
• Population (ZIP): 997

Population outlook (Quay County) Hauer SSP2

• Today (2025): 7,255 people
• By 2030: 6,656 · -8.3%
• By 2040: 5,560 · -23.4%
• By 2050: 4,702 · -35.2%
• By 2075: 3,404 · -53.1%
• By 2100: 2,593 · -64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 21% Two or more races 3%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 1%
• Languages at home: 82% English-only · Spanish 18%

Political lean MEDSL · Quay

• 2024 margin: Solid R (+40.9) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -20.4pp toward R · 2008: -20.5pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.8 2016: R+33.6 2012: R+22.0 2008: R+20.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.45%
• Current HPI: 134.4989
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $20,000 FSBO.com