1721 Mountain View Cir · Bloomfield, NM 87413

$89,900

3 bd · 2.0 ba · 1,280 sqft · Other · 135 Days on market

Built 1999 6,098 sqft lot ↓ 25% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor alert. 3/2 sits in well established neighborhood. 1 car CP for convenient parking and covered front deck. Property sold AS IS with all it's faults. No repairs will be made. Connection fees may apply. ''Purchasers may use any lender they choose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance.

Key facts

• 6,098 sq ft lot
• Built 1999
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#213 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Bloomfield Schools (town): math 13% / reading 21% proficiency, ranked #72 of 95 in NM (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Primary (467 students, 100% FRL); Naaba Ani Elementary (434 students, 100% FRL); Bloomfield High (math 30% / reading 50%, grade F, #61 of 110 statewide, top 61%, 777 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 17% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Bloomfield Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 118 active listings in the ZIP; 78 units permitted in San Juan County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• San Juan County population projected at -51% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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: 1.35% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 6.2

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $12,870
• Equity at exit: $13,404

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $46,430
• Equity at exit: $7,773

Cash invested: $25,172 (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 87413

• Active inventory: 118
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $431

Break-even live

Break-even rent $668

Max offer price $89,900

Occupancy floor 59%

Sensitivity live

Price	-10% $482	-5% $457	+0% $431	+5% $406	+10% $381
Rent	-10% $335	-5% $383	+0% $431	+5% $479	+10% $527
Rate	-1.0pp $477	-0.5pp $454	base $431	+0.5pp $408	+1.0pp $384

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-03-17
   price $89,900
3. 2026-02-12
   price $99,900
4. 2026-01-08
   price $109,900
5. 2025-12-04
   listed $119,900 Active

ⓘ 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: $227 · $19/mo
• Projected year-2 tax: $719 · $60/mo
• Expected delta: +$492/yr (+$41/mo · 216.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,571
• − Mortgage interest: −$5,036
• − Property taxes: −$227
• − Insurance: −$450
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,615
• Taxable income: $3,912
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $4,238/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: Bloomfield Schools
• NCES district ID: 3500240
• Math proficiency: 13% —
• Reading proficiency: 21% —
• Median HH income: $46,426
• Composite: 18.44/100
• National rank: #14038
• State rank: #72 of 95 in NM

Livability — Bloomfield

• Score: 55/100
• State rank: #213
• US rank: #23580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomfield, NM
• Population (ZIP): 14,966

Population outlook (San Juan County) Hauer SSP2

• Today (2025): 95,201 people
• By 2030: 84,154 · -11.6%
• By 2040: 63,810 · -33.0%
• By 2050: 46,929 · -50.7%
• By 2075: 21,097 · -77.8%
• By 2100: 9,410 · -90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Native American 20% Two or more races 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Iranian 1% Portuguese 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 71% English-only · Spanish 18% German/W. Germanic 1%

Political lean MEDSL · San Juan

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.3%
• 2008→2024 swing: -10.6pp toward R · 2008: -21.2pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.3 2016: R+33.1 2012: R+28.5 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.91%
• Current HPI: 143.5697
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.0% since first listed

5 events — show timeline

• 2026-04-24 Pending — SJCMLS
• 2026-03-17 Price Changed $89,900 SJCMLS
• 2026-02-12 Price Changed $99,900 SJCMLS
• 2026-01-08 Price Changed $109,900 SJCMLS
• 2025-12-04 Listed $119,900 SJCMLS

Property tax history

+3.5%/yr

Latest (2025): $227 · -0.6% YoY. Source: county tax records.