708 Almond Tree Ln · Clovis, NM 88101

$267,000

4 bd · 2.0 ba · 1,691 sqft · Other · 16 Days on market

Built 2011 7,200 sqft lot $158/sqft · at area comps Est $268k · at est.

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Why this score? — see what drove the F 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 +8.4/30.0
• ARV discount +7.7/15.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT FAMILY HOME LOCATED IN A NEWER HOUSING ADDITION AND JUST BLOCKS FROM A NEW ELEMENTARY SCHOOL. House has FOUR bedrooms, TWO baths and a nice size living room with cut out ceiling and stone fireplace. Kitchen has pretty custom cabinets complete with pull out spice rack, cookie sheet rack and a pull out trash can plus granite counter tops, an ISLAND and a PANTRY. ISOLATED MASTER ENSUITE has a great bath with granite, two sinks and a beautiful large tiled shower and large walk in closet. Outside features include automatic sprinklers front and back, covered patio and cement block privacy fence. Call today to see this great home!!

Key facts

• 7,200 sq ft lot
• 2 garage spots
• Built 2011

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener (2 covered spaces, 2 total spaces)
• Utilities: Public water; Electricity connected; Sewer connected
• Home design: Single-family residence; One-story; Slab foundation; Brick construction
• Construction: Brick construction; Slab foundation; Shingle roof; Built as a one-story home
• Exterior features: Covered patio; Fenced backyard; Shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Built-in range; Refrigerator; Water heater
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central electric cooling
• Interior features: Pantry; Walk-in closet(s); Electric fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $267k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (32.8% below list).
• Recommended offer: $179k (32.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Parkview Elementary (384 students, 100% FRL); Yucca Middle (572 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 4 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 $179,422 (32.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
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: 0.67% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.88%
• DSCR: 0.83
• GRM: 12.4

CMA / ARV

• ARV (median comp): $268,279
• List price: $267,000
• Delta: -0.48%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.28×
• Total profit: $-54,032
• Equity at exit: $39,811

10-year hold

• IRR: -9.3%
• Equity multiple: 0.37×
• Total profit: $-46,885
• Equity at exit: $23,085

Cash invested: $74,760 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,794 medium
• Mortgage (P&I): −$1,400
• Tax from tax record: −$147 /mo · $1,770/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-241

Break-even live

Break-even rent $2,100

Max offer price $224,340

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-166	+0% $-241	+5% $-317	+10% $-393
Rent	-10% $-383	-5% $-312	+0% $-241	+5% $-171	+10% $-100
Rate	-1.0pp $-107	-0.5pp $-174	base $-241	+0.5pp $-311	+1.0pp $-381

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Almond Tree Ln Clovis, NM	4.0	2.0	1601	$1,700	$1.06	45d	1	0.09mi
2916 Hammond Blvd Clovis, NM	3.0	2.0	1270	$1,600	$1.26	45d	1	0.62mi

Listing history 9 events

1. 2026-05-07
   listed $267,000 Active 1017-char remark
2. 2024-06-11
   historical 639-char remark

   Show marketing remark (639 chars)

   GREAT FAMILY HOME LOCATED IN A NEWER HOUSING ADDITION AND JUST BLOCKS FROM A NEW ELEMENTARY SCHOOL. House has FOUR bedrooms, TWO baths and a nice size living room with cut out ceiling and stone fireplace. Kitchen has pretty custom cabinets complete with pull out spice rack, cookie sheet rack and a pull out trash can plus granite counter tops, an ISLAND and a PANTRY. ISOLATED MASTER ENSUITE has a great bath with granite, two sinks and a beautiful large tiled shower and large walk in closet. Outside features include automatic sprinklers front and back, covered patio and cement block privacy fence. Call today to see this great home!!

3. 2021-10-27
   soldstatus
4. 2021-10-25
   soldstatus

   Show marketing remark (469 chars)

   Looking for a 4 bedroom? Look no further because this East Clovis home has a place for everyone! You'll find an incredible stone fireplace as the center piece of the living room between two large windows for plenty of light. Don't miss the upgraded cabinets, granite counters, and island in the kitchen that opens into the living area. This split floor plan also gives you a walk-in closet as well as a walk-in tile shower in the main bedroom. Call today for a showing!

5. 2021-08-26
   listed $229,900

   Show marketing remark (469 chars)

   Looking for a 4 bedroom? Look no further because this East Clovis home has a place for everyone! You'll find an incredible stone fireplace as the center piece of the living room between two large windows for plenty of light. Don't miss the upgraded cabinets, granite counters, and island in the kitchen that opens into the living area. This split floor plan also gives you a walk-in closet as well as a walk-in tile shower in the main bedroom. Call today for a showing!

6. 2018-10-18
   listed $205,000 639-char remark

   Show marketing remark (639 chars)

   GREAT FAMILY HOME LOCATED IN A NEWER HOUSING ADDITION AND JUST BLOCKS FROM A NEW ELEMENTARY SCHOOL. House has FOUR bedrooms, TWO baths and a nice size living room with cut out ceiling and stone fireplace. Kitchen has pretty custom cabinets complete with pull out spice rack, cookie sheet rack and a pull out trash can plus granite counter tops, an ISLAND and a PANTRY. ISOLATED MASTER ENSUITE has a great bath with granite, two sinks and a beautiful large tiled shower and large walk in closet. Outside features include automatic sprinklers front and back, covered patio and cement block privacy fence. Call today to see this great home!!

7. 2015-08-10
   soldstatus
8. 2015-08-10
   soldstatus
9. 2015-01-18
   listed $189,900

ⓘ 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: $1,770 · $147/mo
• Projected year-2 tax: $2,136 · $178/mo
• Expected delta: +$366/yr (+$31/mo · 20.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 19 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: $21,531
• − Mortgage interest: −$14,956
• − Property taxes: −$1,770
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,722
• − Management: −$1,722
• − Depreciation: −$7,767
• Taxable loss: −$7,743
• Est. tax savings @ 24.0%: +$1,858
• After-tax cash flow: $-1,040/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+40.6% since first listed

10 events — show timeline

• 2026-05-23 Pending — NMMLS
• 2026-05-07 Listed $267,000 NMMLS
• 2024-06-11 Delisted — NMMLS
• 2021-10-27 Sold (Public Records) — Public Records
• 2021-10-25 Sold (MLS) — NMMLS
• 2021-08-26 Listed $229,900 NMMLS
• 2018-10-18 Listed $205,000 NMMLS
• 2015-08-10 Sold (Public Records) — Public Records
• 2015-08-10 Sold (MLS) — NMMLS
• 2015-01-18 Listed $189,900 NMMLS

Property tax history

+2.7%/yr

Latest (2025): $1,770 · +3.7% YoY. Source: county tax records.