214 Todd St · Santa Clara, NM 88026

$97,999

3 bd · 2.5 ba · 1,714 sqft · Manufactured · 93 Days on market

Built 1970 Average condition 0.39 ac lot ↓ 11% since listing

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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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Tucked away at the end of the road, this one-of-a-kind property offers privacy and backs up to stunning natural rock outcroppings. With 3 bedrooms and 2.5 bathrooms, this home blends a singlewide with the spaciousness of a site-built great room, featuring soaring ceilings with wood beams, brick accents, and even a second kitchen—perfect for entertaining or multi-generational living. A welcoming sunroom foyer greets you at the front entrance. The layout offers flexibility, with the potential to split the home into two separate living areas. One bedroom includes its own half bath for added convenience. The backyard is fenced and ideal for pets, gardening, or simply relaxing in your own private space. Located close to local favorites—including the splash park, concert venues, brewery, and coffee shop. Cash only!

Key facts

• Wood beams
• Double lot
• Rock outcroppings

Tags

• DOUBLE LOT
• END OF THE ROAD PRIVACY
• ROCK OUTCROPPINGS
• GREAT ROOM
• HIGH CEILINGS
• WOOD BEAMS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $98k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $89k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#94 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Cobre Consolidated Schools (town): math 13% / reading 33% proficiency, ranked #56 of 95 in NM (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($677 loan paydown + $5k appreciation (5.0% local appreciation)).
• Grant County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,179 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 1.25% ✓
• Cap rate: 9.88%
• Cash-on-cash: 12.82%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.0%
• Equity multiple: 2.51×
• Total profit: $41,543
• Equity at exit: $55,817

10-year hold

• IRR: 23.3%
• Equity multiple: 4.99×
• Total profit: $109,374
• Equity at exit: $96,568

Cash invested: $27,440 (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 88026

• Home prices YoY: 9.2%
• Active inventory: 13
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$514
• Tax est. 1.5%: −$122 /mo · $1,470/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $293

Break-even live

Break-even rent $857

Max offer price $97,999

Occupancy floor 71%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $97,999 Active 93 DOM
2. 2026-06-13
   days on market $97,999 Active 91 DOM
3. 2026-06-12
   days on market $97,999 Active 90 DOM
4. 2026-06-09
   days on market $97,999 Active 87 DOM
5. 2026-06-08
   days on market $97,999 Active 86 DOM
6. 2026-06-07
   days on market $97,999 Active 85 DOM
7. 2026-06-07
   days on market $97,999 Active 84 DOM
8. 2026-06-04
   days on market $97,999 Active 81 DOM
9. 2026-06-02
   days on market $97,999 Active 80 DOM
10. 2026-06-01
    days on market $97,999 Active 79 DOM
11. 2026-05-31
    days on market $97,999 Active 78 DOM
12. 2026-03-14
    listed $97,999 Active 832-char remark

    Show marketing remark (832 chars)

    Tucked away at the end of the road, this one-of-a-kind property offers privacy and backs up to stunning natural rock outcroppings. With 3 bedrooms and 2.5 bathrooms, this home blends a singlewide with the spaciousness of a site-built great room, featuring soaring ceilings with wood beams, brick accents, and even a second kitchen—perfect for entertaining or multi-generational living. A welcoming sunroom foyer greets you at the front entrance. The layout offers flexibility, with the potential to split the home into two separate living areas. One bedroom includes its own half bath for added convenience. The backyard is fenced and ideal for pets, gardening, or simply relaxing in your own private space. Located close to local favorites—including the splash park, concert venues, brewery, and coffee shop. Cash only!

13. 2026-02-16
    price $100,000
14. 2026-01-23
    price $104,900
15. 2025-11-29
    listed $110,000 Active
16. 2025-08-27
    listed $110,000 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,740
• − Mortgage interest: −$5,489
• − Property taxes: −$1,470
• − Insurance: −$490
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$2,851
• Taxable income: $2,082
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $3,018/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 55/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and value. Painting, updating countertops and vanity, repainting exterior siding, and sealing foundation cracks are the highest-ROI updates that would raise its resale or rental value.

Repairs flagged

• Minor Kitchen countertops — Worn appearance
• Minor Bathroom vanity — Worn appearance
• Moderate Exterior siding — Signs of wear
• Moderate Interior walls — Paint appears faded
• Moderate Windows — Worn appearance
• Moderate Foundation cracks — Visible cracks

Value-add opportunities

• Both Painting interior walls — Fresh paint can improve the home's appearance and value.
• Both Reconditioning countertops — New countertops can enhance the kitchen's functionality and aesthetic.
• Both Reconditioning vanity — A new vanity can improve the bathroom's functionality and aesthetic.
• Both Repainting exterior siding — Fresh paint can improve the home's curb appeal and value.
• Both Reconditioning windows — New windows can improve the home's energy efficiency and aesthetic.
• Both Sealing foundation cracks — Sealing cracks can prevent further damage and improve the home's structural integrity.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance	Minor	$500–3,000
Bathroom vanity · Worn appearance	Minor	$500–3,000
Exterior siding · Signs of wear	Moderate	$3,000–15,000
Interior walls · Paint appears faded	Moderate	$3,000–15,000
Windows · Worn appearance	Moderate	$3,000–15,000
Foundation cracks · Visible cracks	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$13,000–66,000

Value-add ROI direction

• Both Painting interior walls — Fresh paint can improve the home's appearance and value. ↑
• Both Reconditioning countertops — New countertops can enhance the kitchen's functionality and aesthetic. ↑
• Both Reconditioning vanity — A new vanity can improve the bathroom's functionality and aesthetic. ↑
• Both Repainting exterior siding — Fresh paint can improve the home's curb appeal and value. ↑
• Both Reconditioning windows — New windows can improve the home's energy efficiency and aesthetic. ↑
• Both Sealing foundation cracks — Sealing cracks can prevent further damage and improve the home's structural integrity. ↑

ⓘ 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: Cobre Consolidated Schools
• NCES district ID: 3500600
• Math proficiency: 13% —
• Reading proficiency: 33% —
• Median HH income: $32,044
• Composite: 21.77/100
• National rank: #13581
• State rank: #56 of 95 in NM

Livability — Santa Clara

• Score: 61/100
• State rank: #94
• US rank: #17762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, NM
• Population (ZIP): 1,636

Population outlook (Grant County) Hauer SSP2

• Today (2025): 26,478 people
• By 2030: 25,179 · -4.9%
• By 2040: 22,711 · -14.2%
• By 2050: 20,807 · -21.4%
• By 2075: 16,893 · -36.2%
• By 2100: 13,020 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 41% White 24%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Grant

• 2024 margin: Lean D (+5.1) · D 51.3% · R 46.3% · Other 2.4%
• 2008→2024 swing: -14.8pp toward R · 2008: 19.9pp · 2024: 5.1pp
• All cycles: 2024: D+5.1 2020: D+7.2 2016: D+7.7 2012: D+13.5 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 59.8202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.9% since first listed

5 events — show timeline

• 2026-03-14 Listed $97,999 SCRMLS
• 2026-02-16 Price Changed $100,000 SCRMLS
• 2026-01-23 Price Changed $104,900 SCRMLS
• 2025-11-29 Listed $110,000 SCRMLS
• 2025-08-27 Listed $110,000 SCRMLS