1624 Jonquil Dr · Clovis, NM 88101

$175,000

3 bd · 2.0 ba · 1,836 sqft · SingleFamily · 67 Days on market

Built 1964 Fair condition 9,348 sqft lot $95/sqft · 26% below area Est $236k · 26% under ↓ 13% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a spacious home in Zia school district this, is it. The traditional floorplan offers space and comfort. 3 large bedrooms and 2 bathrooms. The kitchen is spacious and has a bar top island for entertaining. A large den completes the floorplan and features a fireplace. Outside you are greeted by ample yard and parking space. A cinder block storage shed offers extra storage space. Attached 2 car garage for off street parking. This home is a must see, call today

Key facts

• Large den
• Zia school district
• Bar top island

Tags

• ZIA SCHOOL DISTRICT
• BAR TOP ISLAND
• LARGE DEN
• FIREPLACE
• AMPLE YARD
• CINDER BLOCK STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $53 ($641/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 $160k (8.7% below list).
• Recommended offer: $160k (8.7% 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $1k of loan paydown is wiped out by about $5k 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 67 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,847 (8.7% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 9% 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 1964 — 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. 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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $235,500
• List price: $175,000
• Delta: -25.69%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-20,743
• Equity at exit: $26,093

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,522
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $53

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 92%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 N Lea St Clovis, NM	3.0	2.0	1650	$1,500	$0.91	44d	1	0.79mi
37 Paseo Vlg Clovis, NM	3.0	2.0	1564	$1,600	$1.02	43d	1	0.85mi
3520 Adenmor Ct Clovis, NM	2.0	1.5	1230	$1,200	$0.98	43d	1	0.96mi
213 Almond Tree Ln Clovis, NM	4.0	2.0	1601	$1,700	$1.06	43d	1	1.25mi
2916 Hammond Blvd Clovis, NM	3.0	2.0	1270	$1,600	$1.26	43d	1	1.37mi
112 Cades Ct Clovis, NM	3.0	2.0	1478	$1,800	$1.22	43d	1	1.39mi
3804 Ben Hogan Dr Clovis, NM	3.0	2.0	1900	$1,900	$1.00	44d	1	1.47mi

Listing history 22 events

1. 2026-06-19
   days on market $175,000 Active 67 DOM
2. 2026-06-18
   days on market $175,000 Active 66 DOM
3. 2026-06-17
   pricedays on market $175,000 Active 65 DOM
4. 2026-06-16
   days on market $185,000 Active 64 DOM
5. 2026-06-15
   days on market $185,000 Active 63 DOM
6. 2026-06-14
   days on market $185,000 Active 61 DOM
7. 2026-06-12
   days on market $185,000 Active 60 DOM
8. 2026-06-09
   days on market $185,000 Active 57 DOM
9. 2026-06-08
   days on market $185,000 Active 56 DOM
10. 2026-06-07
    days on market $185,000 Active 55 DOM
11. 2026-06-03
    days on market $185,000 Active 51 DOM
12. 2026-06-02
    days on market $185,000 Active 50 DOM
13. 2026-06-01
    days on market $185,000 Active 49 DOM
14. 2026-05-31
    days on market $185,000 Active 48 DOM
15. 2026-05-30
    days on market $185,000 Active 47 DOM
16. 2026-05-15
    price $185,000 484-char remark

    Show marketing remark (484 chars)

    If you are looking for a spacious home in Zia school district this, is it. The traditional floorplan offers space and comfort. 3 large bedrooms and 2 bathrooms. The kitchen is spacious and has a bar top island for entertaining. A large den completes the floorplan and features a fireplace. Outside you are greeted by ample yard and parking space. A cinder block storage shed offers extra storage space. Attached 2 car garage for off street parking. This home is a must see, call today

17. 2026-04-13
    listed $193,000 Active 484-char remark

    Show marketing remark (484 chars)

    If you are looking for a spacious home in Zia school district this, is it. The traditional floorplan offers space and comfort. 3 large bedrooms and 2 bathrooms. The kitchen is spacious and has a bar top island for entertaining. A large den completes the floorplan and features a fireplace. Outside you are greeted by ample yard and parking space. A cinder block storage shed offers extra storage space. Attached 2 car garage for off street parking. This home is a must see, call today

18. 2025-07-23
    price $199,900
19. 2025-07-15
    price $215,600
20. 2023-01-27
    price $230,000
21. 2021-12-13
    soldstatus
22. 2021-08-26
    listed $213,000

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $19,182
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,091
• Taxable loss: −$2,281
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $1,188/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, and add landscaping to enhance curb appeal and value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Major landscaping — dry grass and lack of landscaping

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizing the kitchen
• Resale new bathroom fixtures — modernizing the bathrooms
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
landscaping · dry grass and lack of landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale new bathroom fixtures — modernizing the bathrooms ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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: 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

-13.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $185,000 NMMLS
• 2026-04-13 Listed $193,000 NMMLS
• 2025-07-23 Price Changed $199,900 NMMLS
• 2025-07-15 Price Changed $215,600 NMMLS
• 2023-01-27 Price Changed $230,000 NMMLS
• 2021-12-13 Sold (MLS) — NMMLS
• 2021-08-26 Listed $213,000 NMMLS