6101 Chula Vista Rd · Las Cruces, NM 88012

$135,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 36 Days on market

Built 1985 1.26 ac lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Land opportunity on 1.26 acres! This fixer-upper offers endless potential for homesteading, expanding the existing home, or building a new dream home on the spacious lot. The property features a 2 bedroom, 1 bathroom home with a kitchen/living room combo and plenty of opportunity to update and make it your own. Enjoy convenient access to Hwy 70, NASA, and White Sands Missile Range, while being just a short drive from shopping, medical facilities, restaurants, and other amenities. With room to grow and multiple possibilities, this property is full of potential.

Key facts

• Convenient access
• Spacious lot
• Fixer-upper

Tags

• FIXER-UPPER
• SPACIOUS LOT
• KITCHEN LIVING ROOM COMBO
• CONVENIENT ACCESS

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer; Propane available
• Home design: Single-family residence; One story
• Construction: Frame and stucco construction; Shingle roof; Slab foundation; Built on approximately 1.26 acres (lot ~1.01–1.5 acres)
• Exterior features: Covered patio/porch; Wire fencing; Has a view; Horses allowed

Interior

• Kitchen: Electric range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Open floor plan
• Laundry & utility: Washer (in kitchen); Washer/Dryer listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (6.1% below list).
• Recommended offer: $127k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 592 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,795 (6.1% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 0.94% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,657
• Equity at exit: $20,129

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $11,223
• Equity at exit: $11,672

Cash invested: $37,800 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 592
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$39 /mo · $473/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $198

Break-even live

Break-even rent $1,017

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $274	-5% $236	+0% $198	+5% $160	+10% $122
Rent	-10% $98	-5% $148	+0% $198	+5% $248	+10% $298
Rate	-1.0pp $266	-0.5pp $232	base $198	+0.5pp $163	+1.0pp $127

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $135,000 Active 36 DOM
2. 2026-06-17
   days on market $135,000 Active 35 DOM
3. 2026-06-16
   days on market $135,000 Active 34 DOM
4. 2026-06-15
   days on market $135,000 Active 33 DOM
5. 2026-06-14
   days on market $135,000 Active 31 DOM
6. 2026-06-13
   days on market $135,000 Active 30 DOM
7. 2026-06-10
   days on market $135,000 Active 28 DOM
8. 2026-06-09
   days on market $135,000 Active 27 DOM
9. 2026-06-08
   days on market $135,000 Active 26 DOM
10. 2026-06-07
    days on market $135,000 Active 25 DOM
11. 2026-06-02
    days on market $135,000 Active 20 DOM
12. 2026-06-01
    days on market $135,000 Active 19 DOM
13. 2026-05-31
    days on market $135,000 Active 18 DOM
14. 2026-05-30
    days on market $135,000 Active 17 DOM
15. 2026-05-13
    listed $135,000 Active 566-char remark

ⓘ 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: $473 · $39/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$607/yr (+$51/mo · 128.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,215
• − Mortgage interest: −$7,562
• − Property taxes: −$473
• − Insurance: −$675
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,927
• Taxable income: $143
• Est. tax owed @ 24.0%: −$34
• After-tax cash flow: $2,342/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-13 Listed $135,000 SNMMLS as distributed by MLS GRID

Property tax history

+1.7%/yr

Latest (2025): $473 · -0.5% YoY. Source: county tax records.