700 Newcomb St · Las Cruces, NM 88005

$110,000

2 bd · 1.0 ba · 1,564 sqft · SingleFamily public records · 41 Days on market

Built 1950 5,227 sqft lot $70/sqft · 45% above area Est $76k · 45% over ↓ 4% since listing

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity at 700 Newcomb street. This property offers strong potential for rental income or future appreciation, making it an ideal addition to any investor's portfolio. 1,564 SqFt. Home with 3 Bedrooms and 1.5 Bathrooms with a flex room and split living rooms

Key facts

• 5,227 sq ft lot
• Parking
• Built 1950

Property features AI

Exterior

• Parking: Covered carport (1 space)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One story; Slab foundation
• Construction: Slab foundation
• Exterior features: Block, wood, and chain link fencing

Interior

• Kitchen: Gas range
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Wood stove; Evaporative cooling
• Interior features: Wood flooring; Gas range

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

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+, schools D-, crime 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: Rents soft (-0.9%/yr); 178 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 32% of the median local income ($54k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.45%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $76,015
• List price: $110,000
• Delta: 44.71%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.26×
• Total profit: $8,047
• Equity at exit: $16,401

10-year hold

• IRR: 13.6%
• Equity multiple: 1.95×
• Total profit: $29,261
• Equity at exit: $9,511

Cash invested: $30,800 (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 88005

• Rents YoY: -0.9%
• Active inventory: 178
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,453 high
• Mortgage (P&I): −$577
• Tax from tax record: −$52 /mo · $622/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $474

Break-even live

Break-even rent $854

Max offer price $110,000

Occupancy floor 62%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 McFie Ave Las Cruces, NM	3.0	2.0	1200	$1,550	$1.29	21d	1	0.37mi
2035 Rosedale Dr Las Cruces, NM	3.0	2.0	1425	$1,550	$1.09	13d	1	0.87mi
2040 Carlyle Dr Las Cruces, NM	3.0	2.0	1852	$1,595	$0.86	44d	1	0.89mi
169 Oban Ct Las Cruces, NM	3.0	2.0	1289	$1,350	$1.05	13d	1	0.89mi
1595 Carrillo Ct Unit A Las Cruces, NM	3.0	2.0	1405	$1,295	$0.92	44d	1	0.92mi
560 El Molino Blvd Las Cruces, NM	3.0	2.0	1487	$1,500	$1.01	13d	1	0.95mi
999 Gilmer Way Las Cruces, NM	3.0	2.5	2169	$2,250	$1.04	21d	1	1.05mi
2081 Nehemiah Ct Las Cruces, NM	3.0	1.5	1380	$1,700	$1.23	21d	1	1.22mi
1000 Coyote Trl Las Cruces, NM	3.0	2.0	1280	$1,524	$1.19	13d	1	1.36mi

Listing history 15 events

1. 2026-06-18
   days on market $110,000 Active 41 DOM
2. 2026-06-17
   days on market $110,000 Active 40 DOM
3. 2026-06-16
   days on market $110,000 Active 39 DOM
4. 2026-06-15
   days on market $110,000 Active 38 DOM
5. 2026-06-14
   pricedays on market $110,000 Active 36 DOM
6. 2026-06-13
   days on market $115,000 Active 35 DOM
7. 2026-06-10
   days on market $115,000 Active 33 DOM
8. 2026-06-09
   days on market $115,000 Active 32 DOM
9. 2026-06-08
   days on market $115,000 Active 31 DOM
10. 2026-06-07
    days on market $115,000 Active 30 DOM
11. 2026-06-02
    days on market $115,000 Active 25 DOM
12. 2026-06-01
    days on market $115,000 Active 24 DOM
13. 2026-05-31
    days on market $115,000 Active 23 DOM
14. 2026-05-30
    days on market $115,000 Active 22 DOM
15. 2026-05-05
    listed $115,000 Active 279-char remark

ⓘ 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: $622 · $52/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$258/yr (+$22/mo · 41.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $17,439
• − Mortgage interest: −$6,162
• − Property taxes: −$622
• − Insurance: −$550
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$3,200
• Taxable income: $4,115
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,695/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): 27,509
• Household income: $54,452
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1248.0

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 (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 28% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 30%

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: ▼ -186.66%
• Current HPI: 188.4624
• Rent YoY: ▼ -0.88%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-4.3% since first listed

2 events — show timeline

• 2026-06-13 Price Changed $110,000 SNMMLS as distributed by MLS GRID
• 2026-05-05 Listed $115,000 SNMMLS as distributed by MLS GRID

Property tax history

+0.3%/yr

Latest (2025): $622 · -0.6% YoY. Source: county tax records.