2202 W Clayton Ave · Artesia, NM 88210

$252,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily · 5 Days on market

Built 1990 Poor condition 7,548 sqft lot

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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 +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely redone home is move in ready. New paint, new roof and the new bathroom vanities are all less than two years old. The back patio is a inviting and comfortable bonus. The home is solid and very well maintained.

Key facts

• Tree-lined streets
• Beautiful views
• 7,548 sq ft lot

Tags

• EXPANSIVE REAR-FACING WINDOWS
• BEAUTIFUL VIEWS
• TREE-LINED STREETS

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (2 total spaces)
• Utilities: Public water; Electricity connected; Sewer connected
• Home design: Single family residence; Residential property
• Construction: Brick and frame construction; Slab foundation; Shingle roof; Built as a single-family residence
• Exterior features: Patio; Fenced yard; Irregular-shaped lot

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Wood-burning fireplace in the living room; Dishwasher; Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $252k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $252k).

Location & tenants

• Location reads 63/100 on livability (#75 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Artesia Public Schools (town): math 29% / reading 42% proficiency, ranked #17 of 95 in NM (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 3 comparable units currently listed for rent nearby; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• At $3,244/mo this rent would consume 49% of the median local household income ($80k/yr) (locally 159% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $71k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago 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.

Recommended offer $252,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.29% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.55%
• DSCR: 1.78
• GRM: 6.5

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $24,796
• Equity at exit: $37,574

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $105,879
• Equity at exit: $21,788

Cash invested: $70,560 (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 88210

• Active inventory: 166
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,244 medium
• Mortgage (P&I): −$1,322
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $1,032

Break-even live

Break-even rent $1,938

Max offer price $252,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,174	-5% $1,103	+0% $1,032	+5% $960	+10% $889
Rent	-10% $775	-5% $904	+0% $1,032	+5% $1,160	+10% $1,288
Rate	-1.0pp $1,159	-0.5pp $1,096	base $1,032	+0.5pp $966	+1.0pp $900

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2106 W Bullock Ave Artesia, NM	3.0	2.0	1320	$1,800	$1.36	45d	1	0.16mi
1402 W Briscoe Ave Artesia, NM	3.0	2.0	1564	$1,750	$1.12	45d	1	0.63mi
3513 W Smith Ave heuristic Artesia, NM	3.0	2.0	1320	$2,500	$1.89	25d	1	1.20mi

Listing history 7 events

1. 2026-06-07
   status $252,000 Pending 5 DOM
2. 2026-06-03
   days on market $252,000 Active 5 DOM
3. 2026-06-02
   days on market $252,000 Active 4 DOM
4. 2026-06-01
   days on market $252,000 Active 3 DOM
5. 2026-05-31
   days on market $252,000 Active 2 DOM
6. 2026-05-30
   remarks 699-char remark
7. 2026-05-30
   listed $252,000 Active 1 DOM

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$764/yr (+$64/mo · 61.0%)

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

Taxation est. · year 1

• Rental income: $38,926
• − Mortgage interest: −$14,116
• − Property taxes: −$1,252
• − Insurance: −$1,260
• − Repairs & maintenance: −$3,114
• − Management: −$3,114
• − Depreciation: −$7,331
• Taxable income: $8,738
• Est. tax owed @ 24.0%: −$2,097
• After-tax cash flow: $10,284/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 · 0 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and renovations to bring it up to a livable condition. Significant structural and aesthetic improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops and cabinets — Severe wear and damage, likely requiring replacement.
• Major Bathroom fixtures and paint — Significant damage and peeling paint, indicating a need for full replacement.
• Major Roof — Visible damage and potential leaks, requiring full replacement.
• Major Exterior siding and foundation — Peeling and cracked, indicating structural issues that need addressing.
• Major Flooring — Worn and in need of replacement, affecting the overall condition.
• Major Interior walls — Significant paint damage and peeling, requiring full repainting.
• Major Windows — Old and possibly damaged, requiring replacement or repair.
• Major HVAC system — Old and likely inefficient, requiring replacement or repair.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the home's value.
• Resale Roof replacement — A new roof will eliminate the risk of leaks and improve the home's overall condition.
• Resale Exterior siding and foundation repair — Aesthetic improvements will enhance the home's curb appeal and marketability.
• Resale Flooring replacement — New flooring will improve the home's condition and appeal to potential buyers.
• Resale Interior wall repainting — Fresh paint will make the interior look new and attract more buyers.
• Resale Window replacement — New windows will improve energy efficiency and the home's overall condition.
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, attracting more buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops and cabinets · Severe wear and damage, likely requiring replacement.	Major	$15,000–50,000
Bathroom fixtures and paint · Significant damage and peeling paint, indicating a need for full replacement.	Major	$15,000–50,000
Roof · Visible damage and potential leaks, requiring full replacement.	Major	$15,000–50,000
Exterior siding and foundation · Peeling and cracked, indicating structural issues that need addressing.	Major	$15,000–50,000
Flooring · Worn and in need of replacement, affecting the overall condition.	Major	$15,000–50,000
Interior walls · Significant paint damage and peeling, requiring full repainting.	Major	$15,000–50,000
Windows · Old and possibly damaged, requiring replacement or repair.	Major	$15,000–50,000
HVAC system · Old and likely inefficient, requiring replacement or repair.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — Upgraded bathrooms will appeal to potential buyers and increase the home's value. ↑
• Resale Roof replacement — A new roof will eliminate the risk of leaks and improve the home's overall condition. ↑
• Resale Exterior siding and foundation repair — Aesthetic improvements will enhance the home's curb appeal and marketability. ↑
• Resale Flooring replacement — New flooring will improve the home's condition and appeal to potential buyers. ↑
• Resale Interior wall repainting — Fresh paint will make the interior look new and attract more buyers. ↑
• Resale Window replacement — New windows will improve energy efficiency and the home's overall condition. ↑
• Resale HVAC system replacement — A new HVAC system will improve comfort and energy efficiency, attracting more buyers. ↑

ⓘ 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: Artesia Public Schools
• NCES district ID: 3500120
• Math proficiency: 29% —
• Reading proficiency: 42% —
• Median HH income: $51,397
• Composite: 33.48/100
• National rank: #10522
• State rank: #17 of 95 in NM

Livability — Artesia

• Score: 63/100
• State rank: #75
• US rank: #15300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, NM
• County: Eddy County · 58,370 people
• City population: 18,542
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 18,542
• Household income: $79,632
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 159.0

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: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 40% Two or more races 19% Native American 3%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 1% Romanian 1% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 74% 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: ▼ -238.85%
• Current HPI: 115.6107
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+44.0% since first listed

7 events — show timeline

• 2026-05-29 Listed $252,000 NMMLS
• 2018-08-30 Sold (MLS) — NMMLS
• 2018-07-18 Listed $186,225 NMMLS
• 2016-04-12 Sold (Public Records) — Public Records
• 2016-04-12 Sold (MLS) — NMMLS
• 2015-08-10 Listed $175,000 NMMLS
• 2010-03-31 Sold (Public Records) — Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,252 · -1.4% YoY. Source: county tax records.