25 Turquoise Trl · Datil, NM 87821

$90,000

2 bd · 1.5 ba · 850 sqft · Manufactured · 13 Days on market

Built 1961 Fair condition 11 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 +16.6/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +1.7/5.0

Listing remarks

Peace, quiet, and wide-open views define this private 11-acre parcel, where the Allegres Mountains rise in the distance and the night sky glows with brilliant, unobstructed starlight. The property includes a sturdy 1961 two-bedroom, one-bath single-wide with a unique addition—full of potential and ready for someone with vision to bring it back to life. A good-producing well and electric service are already in place, giving you a solid head start. Local wildlife meanders through daily, adding to the sense of seclusion and connection to nature. With public land and popular hunting units close by, this is an excellent opportunity for anyone seeking a quiet retreat, a hunting basecamp, or

Key facts

• Electric service
• 11 acre parcel
• Good producing well

Tags

• 11 ACRE PARCEL
• WIDE OPEN VIEWS
• GOOD PRODUCING WELL
• ELECTRIC SERVICE
• LOCAL WILDLIFE
• PUBLIC LAND

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Parking: No garage
• Home design: Manufactured on land; Residential property
• Exterior features: Approximately 11.31 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system listed
• Interior features: No central heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $55 ($658/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 $86k (4.8% below list).
• Recommended offer: $86k (4.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 34/100 on livability (#422 in NM) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A, schools B; Watch: amenities F, commute F, employment F.
• Quemado Independent Schools (rural): math 25% / reading 75% proficiency, ranked #10 of 29 in NM (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $5k appreciation (5.2% local appreciation)).
• Catron County population projected at -52% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,674 (4.8% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.00×
• Total profit: $25,290
• Equity at exit: $52,108

10-year hold

• IRR: 16.0%
• Equity multiple: 3.90×
• Total profit: $72,999
• Equity at exit: $90,860

Cash invested: $25,200 (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 87821

• Home prices YoY: 4.7%
• Active inventory: 41
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $55

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 89%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $90,000 Active 13 DOM
2. 2026-06-17
   days on market $90,000 Active 12 DOM
3. 2026-06-16
   days on market $90,000 Active 11 DOM
4. 2026-06-15
   days on market $90,000 Active 10 DOM
5. 2026-06-13
   days on market $90,000 Active 8 DOM
6. 2026-06-12
   days on market $90,000 Active 7 DOM
7. 2026-06-09
   days on market $90,000 Active 4 DOM
8. 2026-06-08
   days on market $90,000 Active 3 DOM
9. 2026-06-07
   days on market $90,000 Active 2 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $90,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $10,281
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,618
• Taxable loss: −$824
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $856/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 manufactured home requires moderate renovations to update its kitchen, bathrooms, exterior, flooring, and interior. Upgrades will significantly enhance its resale and rental value.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major bathroom fixtures — dated and worn
• Major exterior siding — weathered and exposed
• Major flooring — worn and subfloor exposed
• Major interior walls — dated and peeling paint
• Major HVAC system — outdated and potential issues

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the space and adds value
• Resale new bathroom fixtures and tile — updates the outdated bathroom and adds value
• Resale new exterior siding and paint — enhances curb appeal and adds value
• Resale new flooring — improves the living space and adds value
• Resale new paint and interior updates — updates the interior and adds value
• Both HVAC system replacement — improves comfort and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · weathered and exposed	Major	$15,000–50,000
flooring · worn and subfloor exposed	Major	$15,000–50,000
interior walls · dated and peeling paint	Major	$15,000–50,000
HVAC system · outdated and potential issues	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the space and adds value ↑
• Resale new bathroom fixtures and tile — updates the outdated bathroom and adds value ↑
• Resale new exterior siding and paint — enhances curb appeal and adds value ↑
• Resale new flooring — improves the living space and adds value ↑
• Resale new paint and interior updates — updates the interior and adds value ↑
• Both HVAC system replacement — improves comfort 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: Quemado Independent Schools
• NCES district ID: 3502130
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 75% ▲ 50.00%
• Median HH income: $38,381
• Composite: 41.46/100
• National rank: #3464
• State rank: #10 of 29 in NM

Livability — Datil

• Score: 34/100
• State rank: #422
• US rank: #27763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 834

Population outlook (Catron County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,487 · -12.6%
• By 2040: 1,821 · -36.0%
• By 2050: 1,366 · -52.0%
• By 2075: 909 · -68.1%
• By 2100: 617 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Native American 6% Two or more races 5% Black 2% Asian 2%
• Common ancestry: Scottish 5% Slovak 5% Lithuanian 4%
• Foreign-born: 3%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Catron

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.3% · Other 1.4%
• 2008→2024 swing: -15.4pp toward R · 2008: -34.8pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.4 2016: R+50.7 2012: R+43.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 115.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-06-07 Listed $90,000 NMMLS