213 S La Huerta Cir · La Huerta, NM 88220

$147,900

2 bd · 1.0 ba · 1,310 sqft · SingleFamily · 89 Days on market

0.35 ac lot ↓ 6% since listing

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This fixer-upper sits on an oversized lot in north-of-town and includes a wood-burning fireplace, huge kitchen, expansive living room, separate sitting room, and formal dining area. Ideal for investors or buyers looking to renovate and build equity in a prime location This is a great investment. Call your favorite realtor today to schedule your appointment.

Key facts

• Huge kitchen
• Formal dining area
• Oversized lot

Tags

• OVERSIZED LOT
• WOOD-BURNING FIREPLACE
• HUGE KITCHEN
• EXPANSIVE LIVING ROOM
• SEPARATE SITTING ROOM
• FORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#6 in NM, #3,271 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: commute D, schools F, amenities F.
• Market conditions: 363 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,026 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.05% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,204
• Equity at exit: $22,052

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $25,931
• Equity at exit: $12,788

Cash invested: $41,412 (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 88220

• Active inventory: 363
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$46 /mo · $552/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $343

Break-even live

Break-even rent $1,118

Max offer price $147,900

Occupancy floor 73%

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: $36,975
• Closing costs: $4,437
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 W Orchard Ln Carlsbad, NM	2.0	1.5	1400	$1,700	$1.21	44d	2	1.18mi

Listing history 5 events

1. 2026-05-05
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Opportunity awaits! This fixer-upper sits on an oversized lot in north-of-town and includes a wood-burning fireplace, huge kitchen, expansive living room, separate sitting room, and formal dining area. Ideal for investors or buyers looking to renovate and build equity in a prime location This is a great investment. Call your favorite realtor today to schedule your appointment.

2. 2026-04-13
   status Active 379-char remark

   Show marketing remark (379 chars)

   Opportunity awaits! This fixer-upper sits on an oversized lot in north-of-town and includes a wood-burning fireplace, huge kitchen, expansive living room, separate sitting room, and formal dining area. Ideal for investors or buyers looking to renovate and build equity in a prime location This is a great investment. Call your favorite realtor today to schedule your appointment.

3. 2026-03-24
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Opportunity awaits! This fixer-upper sits on an oversized lot in north-of-town and includes a wood-burning fireplace, huge kitchen, expansive living room, separate sitting room, and formal dining area. Ideal for investors or buyers looking to renovate and build equity in a prime location This is a great investment. Call your favorite realtor today to schedule your appointment.

4. 2026-02-19
   price $147,900 379-char remark

   Show marketing remark (379 chars)

   Opportunity awaits! This fixer-upper sits on an oversized lot in north-of-town and includes a wood-burning fireplace, huge kitchen, expansive living room, separate sitting room, and formal dining area. Ideal for investors or buyers looking to renovate and build equity in a prime location This is a great investment. Call your favorite realtor today to schedule your appointment.

5. 2026-01-16
   listed $158,000 Active 379-char remark

   Show marketing remark (379 chars)

   Opportunity awaits! This fixer-upper sits on an oversized lot in north-of-town and includes a wood-burning fireplace, huge kitchen, expansive living room, separate sitting room, and formal dining area. Ideal for investors or buyers looking to renovate and build equity in a prime location This is a great investment. Call your favorite realtor today to schedule your appointment.

ⓘ 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: $552 · $46/mo
• Projected year-2 tax: $1,183 · $99/mo
• Expected delta: +$631/yr (+$53/mo · 114.3%)

ⓘ 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 8/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 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: $18,621
• − Mortgage interest: −$8,285
• − Property taxes: −$552
• − Insurance: −$740
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,303
• Taxable income: $1,763
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $3,689/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)

No district data.

Livability — La Huerta

• Score: 76/100
• State rank: #6
• US rank: #3271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Huerta, NM
• County: Eddy County · 58,370 people
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 39,828
• Household income: $78,162
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 661.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 46% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 76% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.72%
• Current HPI: 114.115
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-6.4% since first listed

5 events — show timeline

• 2026-05-05 Pending — NMMLS
• 2026-04-13 Relisted — NMMLS
• 2026-03-24 Pending — NMMLS
• 2026-02-19 Price Changed $147,900 NMMLS
• 2026-01-16 Listed $158,000 NMMLS

Property tax history

+4.3%/yr

Latest (2025): $552 · +2.0% YoY. Source: county tax records.