219 Mountain Ln · Ruidoso Downs, NM 88346

$73,500

2 bd · 1.0 ba · 1,196 sqft · SingleFamily · 78 Days on market

Built 1955 Fair condition 6,211 sqft lot ↓ 5% 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 +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

Charming 2-bedroom, 1-bath mountain home in the heart of Ruidoso Downs — priced to reflect condition and sold as-is. At 1,196 sq ft with a cozy cabin feel and beautiful mountain surroundings, this property has real potential as a weekend retreat, vacation rental, or fix-and-flip. Virtual staged photos included to help you envision the possibilities — the bones are solid and the location is the draw. Property will need repairs including remediation; buyer to verify all conditions. Easy access to Ski Apache, the racetrack, and all Ruidoso amenities. Motivated seller — bring your offer.

Key facts

• 6,211 sq ft lot
• Built 1955
• Listed 77 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#216 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools 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: 47 active listings in the ZIP; 92 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($508 loan paydown + $3k appreciation (4.7% local appreciation)).
• Lincoln County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,090 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.42% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.74×
• Total profit: $35,710
• Equity at exit: $40,225

10-year hold

• IRR: 27.3%
• Equity multiple: 5.44×
• Total profit: $91,281
• Equity at exit: $68,271

Cash invested: $20,580 (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 88346

• Home prices YoY: 3.2%
• Active inventory: 47
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$385
• Tax est. 1.5%: −$92 /mo · $1,102/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $316

Break-even live

Break-even rent $643

Max offer price $73,500

Occupancy floor 65%

Sensitivity live

Price	-10% $366	-5% $341	+0% $316	+5% $290	+10% $265
Rent	-10% $233	-5% $274	+0% $316	+5% $357	+10% $398
Rate	-1.0pp $353	-0.5pp $334	base $316	+0.5pp $296	+1.0pp $277

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: $18,375
• Closing costs: $2,205
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $73,500 Active 78 DOM
2. 2026-06-19
   days on market $73,500 Active 76 DOM
3. 2026-06-18
   days on market $73,500 Active 75 DOM
4. 2026-06-17
   days on market $73,500 Active 74 DOM
5. 2026-06-16
   days on market $73,500 Active 73 DOM
6. 2026-06-15
   days on market $73,500 Active 72 DOM
7. 2026-06-14
   days on market $73,500 Active 70 DOM
8. 2026-06-13
   remarks 626-char remark
9. 2026-06-13
   price $73,500 Active 69 DOM
10. 2026-06-12
    days on market $85,000 Active 69 DOM
11. 2026-06-09
    days on market $85,000 Active 66 DOM
12. 2026-06-08
    days on market $85,000 Active 65 DOM
13. 2026-06-07
    days on market $85,000 Active 64 DOM
14. 2026-06-04
    days on market $85,000 Active 60 DOM
15. 2026-06-02
    days on market $85,000 Active 59 DOM
16. 2026-06-01
    days on market $85,000 Active 58 DOM
17. 2026-05-31
    days on market $85,000 Active 57 DOM
18. 2026-05-31
    days on market $85,000 Active 56 DOM
19. 2026-05-14
    price $85,000 608-char remark

    Show marketing remark (608 chars)

    Charming 2-bedroom, 1-bath mountain home in the heart of Ruidoso Downs — priced to reflect condition and sold as-is. At 1,196 sq ft with a cozy cabin feel and beautiful mountain surroundings, this property has real potential as a weekend retreat, vacation rental, or fix-and-flip. Virtual staged photos included to help you envision the possibilities — the bones are solid and the location is the draw. Property will need repairs including remediation; buyer to verify all conditions. Easy access to Ski Apache, the racetrack, and all Ruidoso amenities. Motivated seller — bring your offer.

20. 2026-04-04
    listed $95,900 Active 608-char remark

    Show marketing remark (608 chars)

    Charming 2-bedroom, 1-bath mountain home in the heart of Ruidoso Downs — priced to reflect condition and sold as-is. At 1,196 sq ft with a cozy cabin feel and beautiful mountain surroundings, this property has real potential as a weekend retreat, vacation rental, or fix-and-flip. Virtual staged photos included to help you envision the possibilities — the bones are solid and the location is the draw. Property will need repairs including remediation; buyer to verify all conditions. Easy access to Ski Apache, the racetrack, and all Ruidoso amenities. Motivated seller — bring your offer.

21. 2026-02-10
    price $75,000
22. 2026-01-07
    price $89,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 24 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: $12,508
• − Mortgage interest: −$4,117
• − Property taxes: −$1,102
• − Insurance: −$368
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,138
• Taxable income: $2,781
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,119/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 · 12 photos

Fair 40/100 Moderate rehab

This charming 2-bedroom, 1-bath mountain home in Ruidoso Downs requires moderate repairs and updates to improve its condition and value.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Major flooring — carpeted and worn
• Major interior walls/paint — peeling paint and worn wood paneling

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpeted flooring — improves comfort and appearance
• Both update kitchen appliances — modernizes the space and improves functionality
• Both update bathroom fixtures — modernizes the space and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
flooring · carpeted and worn	Major	$15,000–50,000
interior walls/paint · peeling paint and worn wood paneling	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpeted flooring — improves comfort and appearance ↑
• Both update kitchen appliances — modernizes the space and improves functionality ↑
• Both update bathroom fixtures — modernizes the space and improves functionality ↑

ⓘ 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 Downs

• Score: 55/100
• State rank: #216
• US rank: #23602

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruidoso Downs, NM
• Population (ZIP): 3,087

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Hispanic / Latino 54% White 34% Two or more races 29% Native American 11%
• Hispanic origin (detail): Mexican 54%
• Foreign-born: 18% · Canada
• Languages at home: 66% English-only · Spanish 30%

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: ▲ 4.68%
• Current HPI: 148.7966
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $85,000 NMMLS
• 2026-04-04 Listed $95,900 NMMLS
• 2026-02-10 Price Changed $75,000 NMMLS
• 2026-01-07 Price Changed $89,900 NMMLS