507 Panorama Blvd · Alamogordo, NM 88310

$160,000

3 bd · 1.0 ba · 1,316 sqft · SingleFamily public records · 19 Days on market

Built 1961 6,011 sqft lot

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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 +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an adorable home with 4 bedrooms, 1.75 bathrooms, wood floors, an updated kitchen, refrigerated air, shade trees, green grass and much more all for under $75k. Call today to see this great home!

Key facts

• Spacious backyard
• Wood floors
• Covered patio

Tags

• WOOD FLOORS
• UPDATED KITCHEN
• CENTRAL AIR CONDITIONING
• COVERED PATIO
• SPACIOUS BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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 D 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: 1.28% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.64%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.29×
• Total profit: $13,202
• Equity at exit: $23,857

10-year hold

• IRR: 15.8%
• Equity multiple: 2.21×
• Total profit: $54,277
• Equity at exit: $13,834

Cash invested: $44,800 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,054 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $658

Break-even live

Break-even rent $1,220

Max offer price $160,000

Occupancy floor 63%

Sensitivity live

Price	-10% $749	-5% $704	+0% $658	+5% $613	+10% $568
Rent	-10% $496	-5% $577	+0% $658	+5% $740	+10% $821
Rate	-1.0pp $739	-0.5pp $699	base $658	+0.5pp $617	+1.0pp $575

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 San Miguel Alamogordo, NM	3.0	2.0	1749	$2,500	$1.43	3d	1	0.69mi
323 Camino Real Alamogordo, NM	3.0	2.5	1848	$2,000	$1.08	15d	1	0.86mi
491 Desert Sun Ct Alamogordo, NM	3.0	2.0	1729	$1,800	$1.04	44d	1	1.17mi
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	3d	18	1.47mi

Listing history 13 events

1. 2026-04-20
   status Pending
2. 2026-04-01
   listed $160,000 Active
3. 2026-03-31
   price $160,000
4. 2026-03-12
   price $165,000
5. 2026-02-23
   status Active
6. 2026-02-23
   price $167,000
7. 2026-02-20
   status Pending
8. 2025-10-30
   listed $167,500 Active
9. 2017-08-21
   soldstatus 202-char remark

   Show marketing remark (202 chars)

   This is an adorable home with 4 bedrooms, 1.75 bathrooms, wood floors, an updated kitchen, refrigerated air, shade trees, green grass and much more all for under $75k. Call today to see this great home!

10. 2017-08-21
    soldstatus

    Show marketing remark (202 chars)

    This is an adorable home with 4 bedrooms, 1.75 bathrooms, wood floors, an updated kitchen, refrigerated air, shade trees, green grass and much more all for under $75k. Call today to see this great home!

11. 2016-05-09
    listed $74,900 202-char remark

    Show marketing remark (202 chars)

    This is an adorable home with 4 bedrooms, 1.75 bathrooms, wood floors, an updated kitchen, refrigerated air, shade trees, green grass and much more all for under $75k. Call today to see this great home!

12. 2006-09-28
    soldstatus
13. 2006-04-06
    soldstatus

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$580/yr (+$48/mo · 82.8%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 23 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: $24,646
• − Mortgage interest: −$8,962
• − Property taxes: −$700
• − Insurance: −$800
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − Depreciation: −$4,655
• Taxable income: $5,586
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $6,561/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+113.6% since first listed

13 events — show timeline

• 2026-04-20 Pending — OCAOR
• 2026-04-01 Listed $160,000 OCAOR
• 2026-03-31 Price Changed $160,000 OCAOR
• 2026-03-12 Price Changed $165,000 OCAOR
• 2026-02-23 Relisted — OCAOR
• 2026-02-23 Price Changed $167,000 OCAOR
• 2026-02-20 Pending — OCAOR
• 2025-10-30 Listed $167,500 OCAOR
• 2017-08-21 Sold (Public Records) — Public Records
• 2017-08-21 Sold (MLS) — OCAOR
• 2016-05-09 Listed $74,900 OCAOR
• 2006-09-28 Sold (Public Records) — Public Records
• 2006-04-06 Sold (Public Records) — Public Records

Property tax history

+2.1%/yr

Latest (2025): $700 · +3.5% YoY. Source: county tax records.