55 W Pearson Rd · Artesia, NM 88210

$290,000

4 bd · 2.0 ba · 3,315 sqft · SingleFamily · 69 Days on market

Average condition 2.38 ac lot ↓ 2% 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Endless potential awaits with this charming 4-bedroom, 2-bath farmhouse nestled on 2.38 acres just north of Artesia. Surrounded by open fields and tucked behind mature trees, this large home offers incredible privacy and breathtaking views in every direction. The character and setting make it a true gem. Inside, you'll find spacious living areas and a large bonus space featuring beautiful ceiling beams and a cozy fireplace—just waiting to be finished out to suit your needs. Whether you're dreaming of a peaceful country retreat, a hobby farm, or a place to make your own, this property offers the perfect starting point.

Key facts

• Large bonus space
• Breathtaking views
• 2.38 acres

Tags

• 2.38 ACRES
• INCREDIBLE PRIVACY
• BREATHTAKING VIEWS
• SPACIOUS LIVING AREAS
• LARGE BONUS SPACE
• BEAUTIFUL CEILING BEAMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $273k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#75 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Artesia Public Schools (town): math 29% / reading 42% proficiency, ranked #17 of 95 in NM (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• At $3,153/mo this rent would consume 48% of the median local household income ($80k/yr) (locally 159% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 2→6/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.7

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-15,920
• Equity at exit: $43,240

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $26,280
• Equity at exit: $25,074

Cash invested: $81,200 (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 88210

• Active inventory: 166
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,153 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$662
• Net cashflow: $487

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 80%

Sensitivity live

Price	-10% $688	-5% $587	+0% $487	+5% $387	+10% $287
Rent	-10% $238	-5% $363	+0% $487	+5% $612	+10% $736
Rate	-1.0pp $633	-0.5pp $561	base $487	+0.5pp $412	+1.0pp $336

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $290,000 Active 69 DOM
2. 2026-06-19
   days on market $290,000 Active 67 DOM
3. 2026-06-18
   days on market $290,000 Active 66 DOM
4. 2026-06-17
   days on market $290,000 Active 65 DOM
5. 2026-06-16
   days on market $290,000 Active 64 DOM
6. 2026-06-15
   days on market $290,000 Active 63 DOM
7. 2026-06-14
   days on market $290,000 Active 61 DOM
8. 2026-06-13
   days on market $290,000 Active 60 DOM
9. 2026-06-10
   days on market $290,000 Active 58 DOM
10. 2026-06-09
    days on market $290,000 Active 57 DOM
11. 2026-06-08
    days on market $290,000 Active 56 DOM
12. 2026-06-07
    days on market $290,000 Active 55 DOM
13. 2026-06-03
    days on market $290,000 Active 51 DOM
14. 2026-06-02
    days on market $290,000 Active 50 DOM
15. 2026-06-01
    days on market $290,000 Active 49 DOM
16. 2026-05-31
    days on market $290,000 Active 48 DOM
17. 2026-05-30
    days on market $290,000 Active 47 DOM
18. 2026-05-12
    price $290,000 631-char remark

    Show marketing remark (631 chars)

    Endless potential awaits with this charming 4-bedroom, 2-bath farmhouse nestled on 2.38 acres just north of Artesia. Surrounded by open fields and tucked behind mature trees, this large home offers incredible privacy and breathtaking views in every direction. The character and setting make it a true gem. Inside, you'll find spacious living areas and a large bonus space featuring beautiful ceiling beams and a cozy fireplace—just waiting to be finished out to suit your needs. Whether you're dreaming of a peaceful country retreat, a hobby farm, or a place to make your own, this property offers the perfect starting point.

19. 2026-04-13
    listed $295,000 Active 631-char remark

    Show marketing remark (631 chars)

    Endless potential awaits with this charming 4-bedroom, 2-bath farmhouse nestled on 2.38 acres just north of Artesia. Surrounded by open fields and tucked behind mature trees, this large home offers incredible privacy and breathtaking views in every direction. The character and setting make it a true gem. Inside, you'll find spacious living areas and a large bonus space featuring beautiful ceiling beams and a cozy fireplace—just waiting to be finished out to suit your needs. Whether you're dreaming of a peaceful country retreat, a hobby farm, or a place to make your own, this property offers the perfect starting point.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 2 d/yr ≥101°F today · 6 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: $37,842
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,027
• − Management: −$3,027
• − Depreciation: −$8,436
• Taxable income: $1,306
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $5,532/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

Average 55/100 Moderate rehab

This charming 4-bedroom farmhouse offers endless potential with its spacious living areas and large bonus space. While in average condition, it requires moderate renovations to modernize the kitchen and improve the overall appearance.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Minor paint — some peeling paint

Value-add opportunities

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal
• Resale painting — fresh paint would improve the home's curb appeal
• Both landscaping — improved landscaping would enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
paint · some peeling paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale kitchen renovation — modernizing the kitchen would significantly increase the home's appeal ↑
• Resale painting — fresh paint would improve the home's curb appeal ↑
• Both landscaping — improved landscaping would enhance both resale and rental 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: Artesia Public Schools
• NCES district ID: 3500120
• Math proficiency: 29% —
• Reading proficiency: 42% —
• Median HH income: $51,397
• Composite: 33.48/100
• National rank: #10522
• State rank: #17 of 95 in NM

Livability — Artesia

• Score: 63/100
• State rank: #75
• US rank: #15300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Eddy County · 58,370 people
• City population: 18,542
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 18,542
• Household income: $79,632
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 159.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 40% Two or more races 19% Native American 3%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 1% Romanian 1% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.85%
• Current HPI: 115.6107
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-1.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $290,000 NMMLS
• 2026-04-13 Listed $295,000 NMMLS