116 W Wildy St · Roswell, NM 88203

$175,000

3 bd · 1.0 ba · 1,117 sqft · SingleFamily public records · 96 Days on market

Built 1950 5,100 sqft lot $157/sqft · 130% above area

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready, 3 bedroms, 2 baths with dinning room, den and living room. New Roof and new HVAC.

Key facts

• New hvac
• New roof
• 5,100 sq ft lot

Tags

• NEW ROOF
• NEW HVAC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $141k (19.3% below list).
• Recommended offer: $141k (19.3% below list) — sets the bar for 1% rule.

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, crime F, amenities 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.
• Zoned schools: Valley View Elementary (math 16% / reading 68%, grade F, #31 of 68 statewide, top 46%, 463 students, 100% FRL); Sierra Middle (math 8% / reading 44%, grade F, #16 of 27 statewide, top 58%, 627 students, 100% FRL); Roswell High (math 11% / reading 30%, grade F, #97 of 110 statewide, top 88%, 1,438 students, 0% FRL).
• Market conditions: 181 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($42k/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.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($159k) 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: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,277 (19.3% below list)

Questions for the listing agent

1. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 19% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.17%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (median comp): $94,941
• List price: $175,000
• Delta: 84.32%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Davidson Dr	0.74mi	3/2.0	1,215 (+9%)	8mo	$75,000	$62	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-22,804
• Equity at exit: $26,093

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-12,958
• Equity at exit: $15,131

Cash invested: $49,000 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 181
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,413 high
• Mortgage (P&I): −$918
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $89

Break-even live

Break-even rent $1,301

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $188	-5% $138	+0% $89	+5% $39	+10% $-10
Rent	-10% $-23	-5% $33	+0% $89	+5% $144	+10% $200
Rate	-1.0pp $177	-0.5pp $133	base $89	+0.5pp $43	+1.0pp $-3

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Plaza del Sol Roswell, NM	2.0	2.0	1150	$1,275	$1.11	45d	1	0.82mi
1002 W Deming St Roswell, NM	2.0	1.0	792	$1,050	$1.33	45d	1	0.88mi
1303 W Bonita Dr Roswell, NM	2.0	1.0	840	$875	$1.04	45d	1	1.04mi
2703 S Onyx Dr Roswell, NM	3.0	2.0	1400	$1,900	$1.36	45d	1	1.16mi
1049 W Poe St Roswell, NM	2.0	1.5	1413	$1,200	$0.85	45d	1	1.24mi
2614 Palomar Pl Roswell, NM	3.0	2.0	1278	$1,400	$1.10	45d	1	1.36mi

Listing history 19 events

1. 2026-06-21
   days on market $175,000 Active 96 DOM
2. 2026-06-19
   days on market $175,000 Active 94 DOM
3. 2026-06-18
   days on market $175,000 Active 93 DOM
4. 2026-06-17
   days on market $175,000 Active 92 DOM
5. 2026-06-16
   days on market $175,000 Active 91 DOM
6. 2026-06-15
   days on market $175,000 Active 90 DOM
7. 2026-06-14
   days on market $175,000 Active 88 DOM
8. 2026-06-12
   days on market $175,000 Active 87 DOM
9. 2026-06-09
   days on market $175,000 Active 84 DOM
10. 2026-06-08
    days on market $175,000 Active 83 DOM
11. 2026-06-07
    days on market $175,000 Active 82 DOM
12. 2026-06-05
    days on market $175,000 Active 79 DOM
13. 2026-06-03
    days on market $175,000 Active 78 DOM
14. 2026-06-02
    days on market $175,000 Active 77 DOM
15. 2026-06-01
    days on market $175,000 Active 76 DOM
16. 2026-05-31
    days on market $175,000 Active 75 DOM
17. 2026-05-30
    days on market $175,000 Active 74 DOM
18. 2026-03-18
    listed $175,000 Active 96-char remark

    Show marketing remark (96 chars)

    Move in ready, 3 bedroms, 2 baths with dinning room, den and living room. New Roof and new HVAC.

19. 2002-02-28
    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: $442 · $37/mo
• Projected year-2 tax: $1,400 · $117/mo
• Expected delta: +$958/yr (+$80/mo · 216.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 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: $16,953
• − Mortgage interest: −$9,803
• − Property taxes: −$442
• − Insurance: −$875
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$5,091
• Taxable loss: −$1,970
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,536/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: 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): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

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: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

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: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-03-18 Listed $175,000 NMMLS
• 2002-02-28 Sold (Public Records) — Public Records

Property tax history

+0.6%/yr

Latest (2025): $442 · -0.9% YoY. Source: county tax records.