6745 Vista Del Norte St · Butterfield Park, NM 88012

$240,000

3 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 4 Days on market

Built 2002 1.01 ac lot

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Why this score? — see what drove the D- 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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath, deck on the front and smaller one on back, refrigerated air, stalls / pens, little shop and storage shed on an acre views of the organs! Buyers to verify but horses and animals allowed! Home is permanently assessed title is deactivated to make financing programs easier and more available! New paint and flooring inside! Great floor plan nice and open, fireplace, big kitchen master in one side other bedrooms on the other plus two dining areas! Home is assessed as real property, deactivated title and has structural engineer report, can go FHA or VA

Key facts

• Refrigerated air
• Anderson windows
• Fresh paint

Tags

• MOVE IN READY
• REFRIGERATED AIR
• FIREPLACE
• ANDERSON WINDOWS
• NEW FLOORING
• FRESH PAINT

Property features AI

Finance

• Other: Lot approximately 1.01 acres; Located in Casitas Del Norte Phase 1

Exterior

• Parking: Covered carport (1 space)
• Utilities: Public water; Septic tank sewer; Propane
• Home design: Single-story manufactured/mobile home; Residential property
• Construction: Manufactured home construction
• Exterior features: Dog run; Chain link fencing; Shingle roof; Solar panels; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Kitchen island; Pantry; Walk-in closet(s); Fireplace in the living room
• Laundry & utility: Laundry area in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $-14 ($-169/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (24.6% below list).
• Recommended offer: $181k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 591 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,016 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-38,938
• Equity at exit: $35,785

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-31,537
• Equity at exit: $20,751

Cash invested: $67,200 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 591
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-14

Break-even live

Break-even rent $1,828

Max offer price $237,516

Occupancy floor 96%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9564 Hondo Rd Las Cruces, NM	4.0	2.0	1987	$1,500	$0.75	13d	1	1.27mi

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-05-05
   listed $240,000 Active
3. 2021-08-30
   soldstatus 570-char remark

   Show marketing remark (570 chars)

   3 bedroom 2 bath, deck on the front and smaller one on back, refrigerated air, stalls / pens, little shop and storage shed on an acre views of the organs! Buyers to verify but horses and animals allowed! Home is permanently assessed title is deactivated to make financing programs easier and more available! New paint and flooring inside! Great floor plan nice and open, fireplace, big kitchen master in one side other bedrooms on the other plus two dining areas! Home is assessed as real property, deactivated title and has structural engineer report, can go FHA or VA

4. 2021-08-30
   soldstatus

   Show marketing remark (570 chars)

   3 bedroom 2 bath, deck on the front and smaller one on back, refrigerated air, stalls / pens, little shop and storage shed on an acre views of the organs! Buyers to verify but horses and animals allowed! Home is permanently assessed title is deactivated to make financing programs easier and more available! New paint and flooring inside! Great floor plan nice and open, fireplace, big kitchen master in one side other bedrooms on the other plus two dining areas! Home is assessed as real property, deactivated title and has structural engineer report, can go FHA or VA

5. 2021-04-06
   listed $155,500 570-char remark

   Show marketing remark (570 chars)

   3 bedroom 2 bath, deck on the front and smaller one on back, refrigerated air, stalls / pens, little shop and storage shed on an acre views of the organs! Buyers to verify but horses and animals allowed! Home is permanently assessed title is deactivated to make financing programs easier and more available! New paint and flooring inside! Great floor plan nice and open, fireplace, big kitchen master in one side other bedrooms on the other plus two dining areas! Home is assessed as real property, deactivated title and has structural engineer report, can go FHA or VA

6. 2008-03-26
   soldstatus

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$894/yr (+$74/mo · 87.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥97°F today · 20 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: $21,722
• − Mortgage interest: −$13,444
• − Property taxes: −$1,026
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$6,982
• Taxable loss: −$4,405
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $889/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Butterfield Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Dona Ana County · 144,044 people
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+54.3% since first listed

6 events — show timeline

• 2026-05-12 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-05 Listed $240,000 SNMMLS as distributed by MLS GRID
• 2021-08-30 Sold (Public Records) — Public Records
• 2021-08-30 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2021-04-06 Listed $155,500 SNMMLS as distributed by MLS GRID
• 2008-03-26 Sold (Public Records) — Public Records

Property tax history

+3.2%/yr

Latest (2023): $1,026 · +1.1% YoY. Source: county tax records.