100 Pinecrest Dr #86 · Ruidoso, NM 88345

$69,500

2 bd · 2.0 ba · 952 sqft · Manufactured · 40 Days on market

Built 1978 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Maintained 2-bedroom, 2-bath manufactured home being sold fully furnished. This home features two electric fireplaces, a covered front porch, and a storage building on the exterior. Pride of ownership is evident throughout with a clean, comfortable, and move-in-ready interior. Ideal for full-time living or a vacation getaway. Located in the Cherokee Mobile Village, the current lot rent is $500 per month and includes trash service and select cable TV channels. Land does not convey - sale is for the home only.

Key facts

• Covered front porch
• Storage building
• Move in ready

Tags

• ELECTRIC FIREPLACES
• COVERED FRONT PORCH
• STORAGE BUILDING
• MOVE IN READY

Property features AI

Finance

• Other: Located in Cherokee Addition subdivision; City street frontage; Paved road access; Zoning: M2

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Phone available
• Home design: Manufactured home (single wide); One level; Residential property
• Construction: Wood siding; Metal roof
• Exterior features: Covered front porch; Porch; Storage

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced air; Fireplace heating; Central air conditioning
• Interior features: Furnished; Two fireplaces (see remarks)
• Laundry & utility: Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#40 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Ruidoso Municipal Schools (town): math 16% / reading 59% proficiency, ranked #14 of 29 in NM (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 596 active listings in the ZIP; 92 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lincoln 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 $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.04% ✓
• Cap rate: 17.32%
• Cash-on-cash: 39.39%
• DSCR: 2.75
• GRM: 4.1

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $2,534
• Equity at exit: $10,363

10-year hold

• IRR: 13.2%
• Equity multiple: 2.07×
• Total profit: $20,757
• Equity at exit: $6,009

Cash invested: $19,460 (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 88345

• Active inventory: 596
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $212

Break-even live

Break-even rent $1,148

Max offer price $69,500

Occupancy floor 80%

Sensitivity live

Price	-10% $260	-5% $236	+0% $212	+5% $188	+10% $164
Rent	-10% $100	-5% $156	+0% $212	+5% $268	+10% $324
Rate	-1.0pp $247	-0.5pp $230	base $212	+0.5pp $194	+1.0pp $176

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $69,500 Active 40 DOM
2. 2026-06-19
   days on market $69,500 Active 38 DOM
3. 2026-06-18
   days on market $69,500 Active 37 DOM
4. 2026-06-17
   days on market $69,500 Active 36 DOM
5. 2026-06-16
   days on market $69,500 Active 35 DOM
6. 2026-06-15
   days on market $69,500 Active 34 DOM
7. 2026-06-14
   days on market $69,500 Active 32 DOM
8. 2026-06-12
   days on market $69,500 Active 31 DOM
9. 2026-06-09
   days on market $69,500 Active 28 DOM
10. 2026-06-08
    days on market $69,500 Active 27 DOM
11. 2026-06-07
    days on market $69,500 Active 26 DOM
12. 2026-06-04
    days on market $69,500 Active 22 DOM
13. 2026-06-02
    days on market $69,500 Active 21 DOM
14. 2026-06-01
    days on market $69,500 Active 20 DOM
15. 2026-05-31
    days on market $69,500 Active 19 DOM
16. 2026-05-31
    days on market $69,500 Active 18 DOM
17. 2026-05-12
    listed $69,500 Active 513-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 2/10 Low 8 d/yr ≥83°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: $16,997
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$5,466
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,022
• Taxable income: $1,854
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $2,101/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 · 17 photos

Fair 45/100 Cosmetic rehab

This fully furnished manufactured home is in fair condition with minor repairs and maintenance needed. It is move-in ready and ideal for full-time living or a vacation getaway.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear
• Minor Bathroom tiles — Some tiles show signs of wear
• Minor Exterior siding — Weathered appearance
• Minor Storage building — Signs of wear
• Minor Carpeted flooring — Worn appearance
• Minor Painted walls — Some wear and tear
• Minor Windows — Some frames show signs of wear
• Minor HVAC system — Appears old

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn carpet — Improves comfort and value
• Both Clean and maintain HVAC system — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear	Minor	$500–3,000
Bathroom tiles · Some tiles show signs of wear	Minor	$500–3,000
Exterior siding · Weathered appearance	Minor	$500–3,000
Storage building · Signs of wear	Minor	$500–3,000
Carpeted flooring · Worn appearance	Minor	$500–3,000
Painted walls · Some wear and tear	Minor	$500–3,000
Windows · Some frames show signs of wear	Minor	$500–3,000
HVAC system · Appears old	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn carpet — Improves comfort and value ↑
• Both Clean and maintain HVAC system — Ensures comfort and energy efficiency ↑

ⓘ 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: Ruidoso Municipal Schools
• NCES district ID: 3502310
• Math proficiency: 16% ▼ -5.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $44,094
• Composite: 31.68/100
• National rank: #5925
• State rank: #14 of 29 in NM

Livability — Ruidoso

• Score: 66/100
• State rank: #40
• US rank: #11996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruidoso, NM
• County: Lincoln County · 7,835 people
• City population: 7,835
• Metro: Ruidoso, NM
• Population (ZIP): 7,835
• Household income: $53,971
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 156.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 16,903 people
• By 2030: 15,556 · -8.0%
• By 2040: 13,064 · -22.7%
• By 2050: 10,991 · -35.0%
• By 2075: 7,619 · -54.9%
• By 2100: 5,966 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 14% Native American 1% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 4% Slovak 3% Danish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 17%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+38.5) · D 29.8% · R 68.3% · Other 1.9%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.4pp · 2024: -38.5pp
• All cycles: 2024: R+38.5 2020: R+36.4 2016: R+40.2 2012: R+32.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.17%
• Current HPI: 141.9549
• Rent YoY: —
• Metro: Ruidoso, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-12 Listed $69,500 RLCAR