6 Terall Trl · Boles Acres, NM 88310

$124,900

3 bd · 2.0 ba · 576 sqft · Land public records · 286 Days on market

Built 2016 1.00 ac lot ↓ 4% 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a country home this could be it. You'll pull onto this 1 acre property and notice all the tall shade trees and the 6' fenced in front yard. The back has a large handicap ramp leading to the door. When you enter you'll notice the large open living room/kitchen; great for entertaining. The kitchen has a propane gas stove, refrigerator & dishwasher. This home has a split bedroom layout with 3 bedrooms & 2 baths. When you head out to the workshop with power you'll see that it has an oversized work area inside & a smaller room for different projects. You'll love that it's heated by a woodburning stove and a swamp cooler will keep you cool in the summer - you can work there all year round. In addition, on the north side of the workshop is a separate storage room to store all your extra items. Call to schedule an appointment to see this property.

Key facts

• Propane stove
• Oversized work area
• Tall shade trees

Tags

• 1 ACRE PROPERTY
• TALL SHADE TREES
• HUGE FENCED IN FRONT YARD
• LARGE OPEN LIVING ROOM
• PROPANE STOVE
• OVERSIZED WORK AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#47 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 active listings in the ZIP; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.06% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-10,630
• Equity at exit: $18,623

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-1,609
• Equity at exit: $10,799

Cash invested: $34,972 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $178

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 81%

Sensitivity live

Price	-10% $265	-5% $221	+0% $178	+5% $135	+10% $92
Rent	-10% $74	-5% $126	+0% $178	+5% $230	+10% $282
Rate	-1.0pp $241	-0.5pp $210	base $178	+0.5pp $146	+1.0pp $113

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-31
   status $124,900 Pending 286 DOM
2. 2026-05-31
   days on market $124,900 Active 286 DOM
3. 2026-01-30
   price $124,900 892-char remark

   Show marketing remark (892 chars)

   If you are looking for a country home this could be it. You'll pull onto this 1 acre property and notice all the tall shade trees and the 6' fenced in front yard. The back has a large handicap ramp leading to the door. When you enter you'll notice the large open living room/kitchen; great for entertaining. The kitchen has a propane gas stove, refrigerator & dishwasher. This home has a split bedroom layout with 3 bedrooms & 2 baths. When you head out to the workshop with power you'll see that it has an oversized work area inside & a smaller room for different projects. You'll love that it's heated by a woodburning stove and a swamp cooler will keep you cool in the summer - you can work there all year round. In addition, on the north side of the workshop is a separate storage room to store all your extra items. Call to schedule an appointment to see this property.

4. 2025-08-19
   listed $129,900 Active 892-char remark

   Show marketing remark (892 chars)

   If you are looking for a country home this could be it. You'll pull onto this 1 acre property and notice all the tall shade trees and the 6' fenced in front yard. The back has a large handicap ramp leading to the door. When you enter you'll notice the large open living room/kitchen; great for entertaining. The kitchen has a propane gas stove, refrigerator & dishwasher. This home has a split bedroom layout with 3 bedrooms & 2 baths. When you head out to the workshop with power you'll see that it has an oversized work area inside & a smaller room for different projects. You'll love that it's heated by a woodburning stove and a swamp cooler will keep you cool in the summer - you can work there all year round. In addition, on the north side of the workshop is a separate storage room to store all your extra items. Call to schedule an appointment to see this property.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 43% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 6 d/yr ≥100°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: $15,820
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,633
• Taxable income: $161
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $2,101/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Boles Acres

• Score: 65/100
• State rank: #47
• US rank: #12466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Otero County · 36,983 people
• City population: 696
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-3.8% since first listed

2 events — show timeline

• 2026-01-30 Price Changed $124,900 OCAOR
• 2025-08-19 Listed $129,900 OCAOR

Property tax history

+0.2%/yr

Latest (2025): $114 · +0.5% YoY. Source: county tax records.