5054 Calle Verde · Las Cruces, NM 88012

$240,000

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 4 Days on market

Built 2004 6,098 sqft lot

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will love this beautiful Southwest SOLAR home conveniently located to Hwy 70, schools, restaurants, and shopping. 1564 sqft, 3 Bedrooms, 2 Bath home with 2 car garage. The entry opens up to a semi-open floor plan to the formal dining and living room with arch accents. The living area has a gas fireplace and opens up to a covered patio in the back yard with Organ Mountain Views. This home has a split bedroom floorplan including a spacious master with tray ceilings in each of the bedrooms. This home is priced to move quickly. Take a look at this amazing solar home!

Key facts

• Split-bedroom layout
• Southwest solar home
• Freshly painted

Tags

• SOUTHWEST SOLAR HOME
• COVERED BACKYARD PATIO
• NEWER WOOD-LOOK FLOORING
• FRESHLY PAINTED
• SPLIT-BEDROOM LAYOUT
• SPACIOUS PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $9 ($112/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (20.5% below list).
• Recommended offer: $191k (20.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, crime 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.
• Zoned schools: Cesar Chavez Elementary (508 students, 100% FRL); Mesa Middle (803 students, 100% FRL); Organ Mountain High School (math 32% / reading 62%, grade D-, #56 of 110 statewide, top 50%, 1,980 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 598 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); 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,704 (20.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-37,364
• Equity at exit: $35,785

10-year hold

• IRR: -6.3%
• Equity multiple: 0.58×
• Total profit: $-27,897
• Equity at exit: $20,751

Cash invested: $67,200 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 598
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,907 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $9

Break-even live

Break-even rent $1,895

Max offer price $240,000

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $77	+0% $9	+5% $-59	+10% $-127
Rent	-10% $-141	-5% $-66	+0% $9	+5% $85	+10% $160
Rate	-1.0pp $130	-0.5pp $70	base $9	+0.5pp $-53	+1.0pp $-116

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5014 Kenner Way Las Cruces, NM	3.0	2.0	1657	$1,825	$1.10	15d	1	0.52mi
4942 Sherwood Rd Las Cruces, NM	3.0	2.0	1376	$1,625	$1.18	15d	1	0.56mi
3833 Ranchers Rd Las Cruces, NM	3.0	2.0	1600	$2,000	$1.25	45d	1	1.22mi
7516 Sierra de Oro Pl Las Cruces, NM	4.0	2.0	1549	$1,895	$1.22	15d	1	1.47mi

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-04-13
   listed $240,000 Active
3. 2019-07-09
   soldstatus
4. 2019-07-08
   soldstatus 574-char remark

   Show marketing remark (574 chars)

   You will love this beautiful Southwest SOLAR home conveniently located to Hwy 70, schools, restaurants, and shopping. 1564 sqft, 3 Bedrooms, 2 Bath home with 2 car garage. The entry opens up to a semi-open floor plan to the formal dining and living room with arch accents. The living area has a gas fireplace and opens up to a covered patio in the back yard with Organ Mountain Views. This home has a split bedroom floorplan including a spacious master with tray ceilings in each of the bedrooms. This home is priced to move quickly. Take a look at this amazing solar home!

5. 2019-03-04
   listed $160,000 574-char remark

   Show marketing remark (574 chars)

   You will love this beautiful Southwest SOLAR home conveniently located to Hwy 70, schools, restaurants, and shopping. 1564 sqft, 3 Bedrooms, 2 Bath home with 2 car garage. The entry opens up to a semi-open floor plan to the formal dining and living room with arch accents. The living area has a gas fireplace and opens up to a covered patio in the back yard with Organ Mountain Views. This home has a split bedroom floorplan including a spacious master with tray ceilings in each of the bedrooms. This home is priced to move quickly. Take a look at this amazing solar home!

6. 2007-11-16
   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: $1,664 · $139/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$256/yr (+$21/mo · 15.4%)

ⓘ 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 5/10 Major 6 d/yr ≥98°F today · 21 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: $22,884
• − Mortgage interest: −$13,444
• − Property taxes: −$1,664
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,831
• − Management: −$1,831
• − Depreciation: −$6,982
• Taxable loss: −$4,066
• Est. tax savings @ 24.0%: +$976
• After-tax cash flow: $1,088/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 — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+50.0% since first listed

6 events — show timeline

• 2026-04-17 Pending — SNMMLS as distributed by MLS GRID
• 2026-04-13 Listed $240,000 SNMMLS as distributed by MLS GRID
• 2019-07-09 Sold (Public Records) — Public Records
• 2019-07-08 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2019-03-04 Listed $160,000 SNMMLS as distributed by MLS GRID
• 2007-11-16 Sold (Public Records) — Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,664 · -0.6% YoY. Source: county tax records.