15825 B St · Organ, NM 88052

$125,000

1 bd · 0.5 ba · 1,742 sqft · SingleFamily · 591 Days on market

Built 1935 0.27 ac lot ↓ 31% since listing

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +4.6/10.0
• 1% rule +3.2/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Organ general store is for sale! Offers unique opportunity to have a home and a business in one place with income earning potential! The store side has huge showroom , 2 offices small kitchenette area and small bathroom , and storage area. Home side has space for 2 bedrooms one with large walk in closet area. 2 areas with drains and water plumbed for bathrooms/kitchen. Large living area with fireplace. Could also be converted into a duplex. Huge yard large enough to park business vehicles. Has an rv access and hook up in side yard. Has 2 storage buildings. The possibilities for this property are great!

Key facts

• Large living area
• Business potential
• Rv access

Tags

• BUSINESS POTENTIAL
• SHOWROOM SPACE
• LARGE LIVING AREA
• RV ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-50 ($-597/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (17.6% below list).
• Recommended offer: $103k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 49/100 on livability (#290 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools F, amenities F, commute F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 591 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $55k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,053 (17.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 591 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.1

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: 5.9%
• Equity multiple: 1.34×
• Total profit: $11,906
• Equity at exit: $56,205

10-year hold

• IRR: 8.9%
• Equity multiple: 2.34×
• Total profit: $46,865
• Equity at exit: $86,619

Cash invested: $35,000 (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 88052

• Active inventory: 2
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-50

Break-even live

Break-even rent $1,093

Max offer price $117,804

Occupancy floor 100%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-13
   status $125,000 Pending 591 DOM
2. 2026-06-10
   days on market $125,000 Active 591 DOM
3. 2026-06-09
   days on market $125,000 Active 590 DOM
4. 2026-06-08
   days on market $125,000 Active 589 DOM
5. 2026-06-07
   days on market $125,000 Active 588 DOM
6. 2026-06-02
   days on market $125,000 Active 583 DOM
7. 2026-06-01
   days on market $125,000 Active 582 DOM
8. 2026-05-31
   days on market $125,000 Active 581 DOM
9. 2026-05-30
   days on market $125,000 Active 580 DOM
10. 2025-11-04
    status Active 614-char remark

    Show marketing remark (614 chars)

    Organ general store is for sale! Offers unique opportunity to have a home and a business in one place with income earning potential! The store side has huge showroom , 2 offices small kitchenette area and small bathroom , and storage area. Home side has space for 2 bedrooms one with large walk in closet area. 2 areas with drains and water plumbed for bathrooms/kitchen. Large living area with fireplace. Could also be converted into a duplex. Huge yard large enough to park business vehicles. Has an rv access and hook up in side yard. Has 2 storage buildings. The possibilities for this property are great!

11. 2025-11-01
    historical 614-char remark

    Show marketing remark (614 chars)

    Organ general store is for sale! Offers unique opportunity to have a home and a business in one place with income earning potential! The store side has huge showroom , 2 offices small kitchenette area and small bathroom , and storage area. Home side has space for 2 bedrooms one with large walk in closet area. 2 areas with drains and water plumbed for bathrooms/kitchen. Large living area with fireplace. Could also be converted into a duplex. Huge yard large enough to park business vehicles. Has an rv access and hook up in side yard. Has 2 storage buildings. The possibilities for this property are great!

12. 2025-08-04
    price $125,000 614-char remark

    Show marketing remark (614 chars)

    Organ general store is for sale! Offers unique opportunity to have a home and a business in one place with income earning potential! The store side has huge showroom , 2 offices small kitchenette area and small bathroom , and storage area. Home side has space for 2 bedrooms one with large walk in closet area. 2 areas with drains and water plumbed for bathrooms/kitchen. Large living area with fireplace. Could also be converted into a duplex. Huge yard large enough to park business vehicles. Has an rv access and hook up in side yard. Has 2 storage buildings. The possibilities for this property are great!

13. 2025-02-09
    price $165,000 614-char remark

    Show marketing remark (614 chars)

    Organ general store is for sale! Offers unique opportunity to have a home and a business in one place with income earning potential! The store side has huge showroom , 2 offices small kitchenette area and small bathroom , and storage area. Home side has space for 2 bedrooms one with large walk in closet area. 2 areas with drains and water plumbed for bathrooms/kitchen. Large living area with fireplace. Could also be converted into a duplex. Huge yard large enough to park business vehicles. Has an rv access and hook up in side yard. Has 2 storage buildings. The possibilities for this property are great!

14. 2024-10-20
    listed $180,000 Active 614-char remark

    Show marketing remark (614 chars)

    Organ general store is for sale! Offers unique opportunity to have a home and a business in one place with income earning potential! The store side has huge showroom , 2 offices small kitchenette area and small bathroom , and storage area. Home side has space for 2 bedrooms one with large walk in closet area. 2 areas with drains and water plumbed for bathrooms/kitchen. Large living area with fireplace. Could also be converted into a duplex. Huge yard large enough to park business vehicles. Has an rv access and hook up in side yard. Has 2 storage buildings. The possibilities for this property are great!

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 2 d/yr ≥94°F today · 8 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: $12,366
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$3,636
• Taxable loss: −$2,751
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $63/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Organ

• Score: 49/100
• State rank: #290
• US rank: #25847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Organ, NM
• Population (ZIP): 151

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 19% Two or more races 19%
• Hispanic origin (detail): Mexican 19%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.6% since first listed

5 events — show timeline

• 2025-11-04 Relisted — SNMMLS as distributed by MLS GRID
• 2025-11-01 Delisted — SNMMLS as distributed by MLS GRID
• 2025-08-04 Price Changed $125,000 SNMMLS as distributed by MLS GRID
• 2025-02-09 Price Changed $165,000 SNMMLS as distributed by MLS GRID
• 2024-10-20 Listed $180,000 SNMMLS as distributed by MLS GRID