2107 S Tenth St · Tucumcari, NM 88401

$84,900

3 bd · 2.0 ba · 1,388 sqft · SingleFamily public records · 100 Days on market

Built 1970 0.26 ac lot $61/sqft · 107% above area ↓ 17% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Welcome to 2107 S Tenth. This home features 3 bedrooms and 2 bathrooms. The garage has been converted into extra living space providing an extra bonus room. The open floorplan flows well with kitchen, dining and living room all open to each other. The living room features a fireplace for added comfort. Extra storage space throughout. Spacious back yard with a metal storage shed. Call today to schedule your private showing.

Key facts

• Extra storage space
• Back yard
• Extra living space

Tags

• EXTRA LIVING SPACE
• BONUS ROOM
• OPEN FLOORPLAN
• FIREPLACE
• EXTRA STORAGE SPACE
• BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#166 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Tucumcari Public Schools (town): math 17% / reading 35% proficiency, ranked #47 of 95 in NM (top 50%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 26 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Quay County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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. 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. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.65%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $41,000
• List price: $84,900
• Delta: 107.07%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.1%
• Equity multiple: 1.36×
• Total profit: $8,509
• Equity at exit: $12,659

10-year hold

• IRR: 18.3%
• Equity multiple: 2.52×
• Total profit: $36,065
• Equity at exit: $7,341

Cash invested: $23,772 (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 88401

• Home prices YoY: -2.7%
• Active inventory: 26
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $350

Break-even live

Break-even rent $694

Max offer price $84,900

Occupancy floor 64%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 100 DOM
2. 2026-06-17
   days on market $84,900 Active 99 DOM
3. 2026-06-16
   days on market $84,900 Active 98 DOM
4. 2026-06-15
   days on market $84,900 Active 97 DOM
5. 2026-06-13
   days on market $84,900 Active 95 DOM
6. 2026-06-12
   days on market $84,900 Active 94 DOM
7. 2026-06-09
   pricedays on market $84,900 Active 91 DOM
8. 2026-06-08
   days on market $94,900 Active 90 DOM
9. 2026-06-07
   days on market $94,900 Active 89 DOM
10. 2026-06-05
    days on market $94,900 Active 87 DOM
11. 2026-06-04
    days on market $94,900 Active 85 DOM
12. 2026-06-02
    days on market $94,900 Active 84 DOM
13. 2026-06-01
    days on market $94,900 Active 83 DOM
14. 2026-05-31
    days on market $94,900 Active 82 DOM
15. 2026-05-11
    price $94,900 426-char remark

    Show marketing remark (426 chars)

    Welcome to 2107 S Tenth. This home features 3 bedrooms and 2 bathrooms. The garage has been converted into extra living space providing an extra bonus room. The open floorplan flows well with kitchen, dining and living room all open to each other. The living room features a fireplace for added comfort. Extra storage space throughout. Spacious back yard with a metal storage shed. Call today to schedule your private showing.

16. 2026-04-09
    price $104,900 426-char remark

    Show marketing remark (426 chars)

    Welcome to 2107 S Tenth. This home features 3 bedrooms and 2 bathrooms. The garage has been converted into extra living space providing an extra bonus room. The open floorplan flows well with kitchen, dining and living room all open to each other. The living room features a fireplace for added comfort. Extra storage space throughout. Spacious back yard with a metal storage shed. Call today to schedule your private showing.

17. 2026-03-10
    listed $114,900 Active 426-char remark

    Show marketing remark (426 chars)

    Welcome to 2107 S Tenth. This home features 3 bedrooms and 2 bathrooms. The garage has been converted into extra living space providing an extra bonus room. The open floorplan flows well with kitchen, dining and living room all open to each other. The living room features a fireplace for added comfort. Extra storage space throughout. Spacious back yard with a metal storage shed. Call today to schedule your private showing.

18. 2019-05-07
    soldstatus
19. 2009-01-20
    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: $816 · $68/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,646
• − Mortgage interest: −$4,756
• − Property taxes: −$816
• − Insurance: −$424
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$2,470
• Taxable income: $2,996
• Est. tax owed @ 24.0%: −$719
• After-tax cash flow: $3,477/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: Tucumcari Public Schools
• NCES district ID: 3502640
• Math proficiency: 17% —
• Reading proficiency: 35% —
• Median HH income: $27,627
• Composite: 23.71/100
• National rank: #13236
• State rank: #47 of 95 in NM

Livability — Tucumcari

• Score: 57/100
• State rank: #166
• US rank: #22140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tucumcari, NM
• Population (ZIP): 6,689

Population outlook (Quay County) Hauer SSP2

• Today (2025): 7,255 people
• By 2030: 6,656 · -8.3%
• By 2040: 5,560 · -23.4%
• By 2050: 4,702 · -35.2%
• By 2075: 3,404 · -53.1%
• By 2100: 2,593 · -64.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 53% White 40% Two or more races 23% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 30% Puerto Rican 1%
• Common ancestry: Iranian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 77% English-only · Spanish 23%

Political lean MEDSL · Quay

• 2024 margin: Solid R (+40.9) · D 28.5% · R 69.4% · Other 2.1%
• 2008→2024 swing: -20.4pp toward R · 2008: -20.5pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.8 2016: R+33.6 2012: R+22.0 2008: R+20.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.16%
• Current HPI: 115.4103
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.4% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $94,900 NMMLS
• 2026-04-09 Price Changed $104,900 NMMLS
• 2026-03-10 Listed $114,900 NMMLS
• 2019-05-07 Sold (Public Records) — Public Records
• 2009-01-20 Sold (Public Records) — Public Records

Property tax history

+6.3%/yr

Latest (2025): $816 · +2.9% YoY. Source: county tax records.