704 High St · Lordsburg, NM 88045

$139,000

3 bd · 1.0 ba · 1,806 sqft · SingleFamily · 6 Days on market

Built 1940 8,276 sqft 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Charming Southwest-style home located in Lordsburg, originally built between 1940–1950 and full of character! This inviting property features a classic stucco exterior with eye-catching turquoise accents and a welcoming covered front porch—perfect for relaxing mornings or quiet evenings. The home offers 3 bedrooms (2 without closets), providing flexibility for use as guest rooms, office space, or hobby areas. Enjoy the benefit of updated kitchen and bathroom, blending modern touches with the home’s original charm. Stay comfortable year-round with individual split units throughout for efficient, customizable heating and cooling. Outside, the fully fenced yard offers privacy

Key facts

• Turquoise accents
• Covered front porch
• Southwest-style home

Tags

• SOUTHWEST-STYLE HOME
• STUCCO EXTERIOR
• TURQUOISE ACCENTS
• COVERED FRONT PORCH
• UPDATED KITCHEN
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Detached garage; 2 covered parking spaces (2 total parking spaces)
• Utilities: Public water; Sewer connected; Electricity connected; Natural gas available and connected
• Home design: Single-family residence; One story
• Construction: Adobe and stucco construction; Flat, metal, elastomeric roof
• Exterior features: Block and wood fencing; Shed(s); Workshop; Natural vegetation

Interior

• Kitchen: Free-standing range; Microwave; Refrigerator; Dishwasher
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Aluminum frame windows; Crawl space
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $126k (9.1% below list).
• Recommended offer: $126k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#141 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, health & safety A; Watch: commute D+, schools F, crime F.
• Lordsburg Municipal Schools (rural): math 14% / reading 29% proficiency, ranked #62 of 95 in NM (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($961 loan paydown + $4k appreciation (3.0% local appreciation)).
• Hidalgo County population projected at -47% 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,352 (9.1% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.91% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 9.2

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: 12.2%
• Equity multiple: 1.70×
• Total profit: $27,167
• Equity at exit: $62,500

10-year hold

• IRR: 14.2%
• Equity multiple: 3.11×
• Total profit: $81,963
• Equity at exit: $96,321

Cash invested: $38,920 (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 88045

• Active inventory: 9
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $165

Break-even live

Break-even rent $1,055

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-15
   status Pending
2. 2026-04-09
   listed $139,000 Active

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$551/yr (+$46/mo · 98.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥101°F today · 16 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: $15,162
• − Mortgage interest: −$7,786
• − Property taxes: −$561
• − Insurance: −$695
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,044
• Taxable loss: −$350
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $2,059/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: Lordsburg Municipal Schools
• NCES district ID: 3501620
• Math proficiency: 14% —
• Reading proficiency: 29% —
• Median HH income: $36,737
• Composite: 21.04/100
• National rank: #13704
• State rank: #62 of 95 in NM

Livability — Lordsburg

• Score: 58/100
• State rank: #141
• US rank: #20924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lordsburg, NM
• City population: 3,320
• Population (ZIP): 3,320

Population outlook (Hidalgo County) Hauer SSP2

• Today (2025): 3,646 people
• By 2030: 3,260 · -10.6%
• By 2040: 2,537 · -30.4%
• By 2050: 1,948 · -46.6%
• By 2075: 1,089 · -70.1%
• By 2100: 646 · -82.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (62%)
• Race & ethnicity: Hispanic / Latino 62% White 36% Two or more races 26% Asian 1%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 62% English-only · Spanish 36% Other Asian/Pacific 1%

Political lean MEDSL · Hidalgo

• 2024 margin: Strong R (+23.4) · D 37.9% · R 61.2%
• 2008→2024 swing: -26.3pp toward R · 2008: 2.9pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+15.1 2016: R+6.9 2012: D+5.1 2008: D+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-15 Pending — NMMLS
• 2026-04-09 Listed $139,000 NMMLS