1324 E Country Rd · Roswell, NM 88201

$65,000

3 bd · 2.0 ba · 1,222 sqft · SingleFamily · 6 Days on market

Average condition 7,680 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're an investor looking for your next flip, or an up and coming entrepeneur looking for your first flip or rental, take a look at the potential in this home. New Roof, New outdoor siding as well as other work has already been finished for you. The inside is unfinished, so bring your tools or your favorite contractor and finish out the inside and this 3 bed 2 bath will be ready to move in to! Don't miss your opportunity to make this home everything you want it to be!

Key facts

• New outdoor siding
• New roof
• 7,680 sq ft lot

Tags

• NEW ROOF
• NEW OUTDOOR SIDING

Property features AI

Exterior

• Parking: Attached garage
• Home design: Single-family residence; One story / single level
• Construction: Residential construction
• Exterior features: Shingle roof

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: No heating (listed as None)
• Interior features: No central heating reported

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 252 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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 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?
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. 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: 2.36% ✓
• Cap rate: 20.35%
• Cash-on-cash: 50.21%
• DSCR: 3.23
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.20×
• Total profit: $40,059
• Equity at exit: $9,692

10-year hold

• IRR: 55.5%
• Equity multiple: 6.83×
• Total profit: $106,129
• Equity at exit: $5,620

Cash invested: $18,200 (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 88201

• Rents YoY: 4.3%
• Active inventory: 252
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $762

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $807	-5% $784	+0% $762	+5% $739	+10% $717
Rent	-10% $641	-5% $701	+0% $762	+5% $822	+10% $883
Rate	-1.0pp $794	-0.5pp $778	base $762	+0.5pp $745	+1.0pp $728

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Briarwood Pl Roswell, NM	2.0–3.0	1.0–1.5	1029	$1,620	$1.57	44d	7	1.00mi
2604 N Grand Ave Unit A A Roswell, NM	2.0	2.0	850	$1,000	$1.18	44d	1	1.00mi
703 Broken Arrow Rd Unit 743 Roswell, NM	3.0	2.0	1405	$1,850	$1.32	44d	1	1.34mi

Listing history 6 events

1. 2026-06-05
   statusdays on market $65,000 Pending 6 DOM
2. 2026-06-03
   days on market $65,000 Active 5 DOM
3. 2026-06-02
   days on market $65,000 Active 4 DOM
4. 2026-06-01
   days on market $65,000 Active 3 DOM
5. 2026-05-31
   days on market $65,000 Active 2 DOM
6. 2026-05-29
   listed $65,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,392
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$1,891
• Taxable income: $8,617
• Est. tax owed @ 24.0%: −$2,068
• After-tax cash flow: $7,071/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 · 12 photos

Average 50/100 Extensive rehab

This home requires extensive renovation to bring it up to move-in condition. The new roof and siding provide a fresh exterior, but the interior is unfinished and requires significant work to be move-in ready.

Repairs flagged

• Major cabinets — Exposed framing
• Major appliances — Exposed framing
• Major fixtures — Exposed framing
• Major drywall — Exposed framing
• Major plumbing — Exposed plumbing
• Major electrical — Exposed electrical

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior finish
• Both Install cabinets and appliances — Completes kitchen and increases functionality
• Both Install fixtures — Completes bathrooms and increases functionality
• Both Install drywall — Completes interior walls and enhances finish
• Both Install plumbing and electrical — Completes systems and increases functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
cabinets · Exposed framing	Major	$15,000–50,000
appliances · Exposed framing	Major	$15,000–50,000
fixtures · Exposed framing	Major	$15,000–50,000
drywall · Exposed framing	Major	$15,000–50,000
plumbing · Exposed plumbing	Major	$15,000–50,000
electrical · Exposed electrical	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior finish ↑
• Both Install cabinets and appliances — Completes kitchen and increases functionality ↑
• Both Install fixtures — Completes bathrooms and increases functionality ↑
• Both Install drywall — Completes interior walls and enhances finish ↑
• Both Install plumbing and electrical — Completes systems and increases functionality ↑

ⓘ 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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 27,524
• Household income: $61,780
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 603.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 16% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.52%
• Current HPI: 149.3526
• Rent YoY: ▲ 4.32%
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $65,000 NMMLS