18 Fremont Rd · Arroyo Hondo, NM 87529

$225,000

3 bd · 2.0 ba · 1,800 sqft · SingleFamily · 54 Days on market

Built 2024 Poor condition 5.00 ac lot ↓ 29% since listing

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Just beyond the iconic Rio Grande Gorge Bridge lies an extraordinary opportunity to bring a visionary, self-sustaining desert sanctuary to life. Set across 5 expansive acres in the breathtaking high desert—This property offers a rare blend of infrastructure, materials, and creative freedom. Whether you’re seeking a private homestead, an off-grid masterpiece, or a multi-dwelling retreat, the foundation is here—waiting for your final touch. The primary homesite features a 50% completed 3-bedroom, 2-bath Earthship-style residence, designed with sustainability and innovation at its core. All permits are fully in place, allowing you to move forward with confidence and ease. Muc

Key facts

• Roof glass installed
• 10 expansive acres
• 5 acre lot

Tags

• 10 EXPANSIVE ACRES
• TWO SEPARATE 5-ACRE PARCELS
• STRUCTURAL FRAMING UNDERWAY
• ROOF GLASS INSTALLED
• COOLING TUBES INSTALLED
• ROBUST SOLAR ENERGY SYSTEM

Property features AI

Finance

• Other: Horses allowed; Private maintained road / private road frontage; Zoning: County
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Attached garage (1 car); Gravel parking
• Utilities: Electricity available; Propane; Phone available; Septic tank; Gray water system; Water-smart landscaping
• Home design: Residential earthship; One level
• Construction: Mixed roof; Construction materials: other / see remarks; Basement: partially finished; Foundation: see remarks; Built: (not provided)
• Exterior features: Covered porch; Patio/porch; Dog run; Barbecue; Shed(s); Outbuilding; Satellite dish; Views; Sloped and cleared lot with gentle slopes

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator; Water purifier; Electric water heater
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Active solar heating; Passive solar heating; See remarks for heating details
• Interior features: Insulated windows; Other interior features; No fireplace
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#91 in NM) — a middle-class / working-renter tenant base. Strengths: employment A+; Watch: health & safety C-, amenities F, commute F.
• Mesa Vista Consolidated Schools (rural): math 0% / reading 25% proficiency, ranked #83 of 95 in NM (top 87%) — 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.
• Market conditions: 148 active listings in the ZIP; 127 units permitted in Taos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Taos County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 7.7

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-13,659
• Equity at exit: $33,548

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $17,567
• Equity at exit: $19,454

Cash invested: $63,000 (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 87529

• Home prices YoY: -17.3%
• Active inventory: 148
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $357

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 54 DOM
2. 2026-06-17
   days on market $225,000 Active 53 DOM
3. 2026-06-16
   days on market $225,000 Active 52 DOM
4. 2026-06-15
   days on market $225,000 Active 51 DOM
5. 2026-06-13
   days on market $225,000 Active 49 DOM
6. 2026-06-12
   days on market $225,000 Active 48 DOM
7. 2026-06-09
   days on market $225,000 Active 45 DOM
8. 2026-06-08
   days on market $225,000 Active 44 DOM
9. 2026-06-07
   days on market $225,000 Active 43 DOM
10. 2026-06-07
    days on market $225,000 Active 42 DOM
11. 2026-06-04
    days on market $225,000 Active 39 DOM
12. 2026-06-02
    days on market $225,000 Active 38 DOM
13. 2026-06-01
    days on market $225,000 Active 37 DOM
14. 2026-05-31
    days on market $225,000 Active 36 DOM
15. 2026-05-07
    price $242,000 4019-char remark
16. 2026-04-20
    listed $319,000 Active 4019-char remark

ⓘ 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: $29,048
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$6,545
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,109/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 · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and landscaping to become move-in ready and significantly increase its value.

Repairs flagged

• Major Exposed concrete foundation — Structural integrity compromised
• Major No siding — Exterior protection lacking
• Major No landscaping — Aesthetic appeal lacking

Value-add opportunities

• Both Complete exterior renovation with siding and landscaping — Enhances curb appeal and structural integrity
• Both Paint interior walls — Improves interior appearance and value
• Both Install new HVAC system — Enhances comfort and energy efficiency
• Both Install solar panels — Reduces energy costs and enhances sustainability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed concrete foundation · Structural integrity compromised	Major	$15,000–50,000
No siding · Exterior protection lacking	Major	$15,000–50,000
No landscaping · Aesthetic appeal lacking	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete exterior renovation with siding and landscaping — Enhances curb appeal and structural integrity ↑
• Both Paint interior walls — Improves interior appearance and value ↑
• Both Install new HVAC system — Enhances comfort and energy efficiency ↑
• Both Install solar panels — Reduces energy costs and enhances sustainability ↑

ⓘ 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)

• District: Mesa Vista Consolidated Schools
• NCES district ID: 3501980
• Math proficiency: 0% —
• Reading proficiency: 25% —
• Median HH income: $37,094
• Composite: 13.97/100
• National rank: #14456
• State rank: #83 of 95 in NM

Livability — Arroyo Hondo

• Score: 61/100
• State rank: #91
• US rank: #17333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,872

Population outlook (Taos County) Hauer SSP2

• Today (2025): 32,771 people
• By 2030: 32,128 · -2.0%
• By 2040: 29,938 · -8.6%
• By 2050: 27,593 · -15.8%
• By 2075: 23,279 · -29.0%
• By 2100: 18,948 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 17% Lithuanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 17% French/Haitian/Cajun 1%

Political lean MEDSL · Taos

• 2024 margin: Solid D (+47.5) · D 72.4% · R 24.9% · Other 2.8%
• 2008→2024 swing: -17.4pp toward R · 2008: 64.8pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+54.8 2016: D+52.0 2012: D+60.2 2008: D+64.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 192.6528
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-29.5% since first listed

4 events — show timeline

• 2026-05-27 Price Changed $225,000 TCAR
• 2026-05-19 Price Changed $237,000 TCAR
• 2026-05-07 Price Changed $242,000 TCAR
• 2026-04-20 Listed $319,000 TCAR