107 S Lea Ave · Roswell, NM 88201

$189,000

2 bd · 2.0 ba · 1,239 sqft · SingleFamily public records · 62 Days on market

Built 1990 8,000 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SW Roswell 3-unit property offering excellent versatility and income potential. This unique setup includes one 2 bedroom, 2 bath front home plus two efficiency units. The front home offers 1,239 sqft with a spacious living/dining area, two well-sized bedrooms, and private ensuite baths for each. The nicely remodeled kitchen features shaker-style cabinetry, granite countertops, and adjacent laundry space. Each efficiency unit includes its own dedicated kitchen area with refrigerator, freestanding range, and full bathroom. Schedule your tour today.

Key facts

• 2 bedroom front home
• Remodeled kitchen
• Granite countertops

Tags

• 2 BEDROOM FRONT HOME
• REMODELED KITCHEN
• SHAKER-STYLE CABINETRY
• GRANITE COUNTERTOPS
• DEDICATED KITCHEN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (43.7% below list).
• Recommended offer: $106k (43.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 248 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,321 (43.7% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.56% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 14.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.10×
• Total profit: $-47,754
• Equity at exit: $28,181

10-year hold

• IRR: -20.7%
• Equity multiple: -0.13×
• Total profit: $-59,706
• Equity at exit: $16,341

Cash invested: $52,920 (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 88201

• Rents YoY: 4.3%
• Active inventory: 248
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $1,063 high
• Mortgage (P&I): −$991
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-290

Break-even live

Break-even rent $1,430

Max offer price $137,781

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-236	+0% $-290	+5% $-343	+10% $-397
Rent	-10% $-374	-5% $-332	+0% $-290	+5% $-248	+10% $-206
Rate	-1.0pp $-195	-0.5pp $-242	base $-290	+0.5pp $-339	+1.0pp $-389

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 W 8th St Unit 003 Roswell, NM	2.0	1.0	850	$900	$1.06	44d	1	0.59mi
1002 W Deming St Roswell, NM	2.0	1.0	792	$1,050	$1.33	44d	1	0.67mi
609 W 11th St Roswell, NM	1.0	1.0	971	$850	$0.88	44d	1	0.82mi
1303 W Bonita Dr Roswell, NM	2.0	1.0	840	$875	$1.04	44d	1	1.07mi
1014 Plaza del Sol Roswell, NM	2.0	2.0	1150	$1,275	$1.11	44d	1	1.45mi

Listing history 9 events

1. 2026-04-07
   price $189,000 552-char remark

   Show marketing remark (552 chars)

   SW Roswell 3-unit property offering excellent versatility and income potential. This unique setup includes one 2 bedroom, 2 bath front home plus two efficiency units. The front home offers 1,239 sqft with a spacious living/dining area, two well-sized bedrooms, and private ensuite baths for each. The nicely remodeled kitchen features shaker-style cabinetry, granite countertops, and adjacent laundry space. Each efficiency unit includes its own dedicated kitchen area with refrigerator, freestanding range, and full bathroom. Schedule your tour today.

2. 2026-03-19
   listed $199,000 Active 552-char remark

   Show marketing remark (552 chars)

   SW Roswell 3-unit property offering excellent versatility and income potential. This unique setup includes one 2 bedroom, 2 bath front home plus two efficiency units. The front home offers 1,239 sqft with a spacious living/dining area, two well-sized bedrooms, and private ensuite baths for each. The nicely remodeled kitchen features shaker-style cabinetry, granite countertops, and adjacent laundry space. Each efficiency unit includes its own dedicated kitchen area with refrigerator, freestanding range, and full bathroom. Schedule your tour today.

3. 2026-02-02
   historical $625
4. 2025-09-05
   listed $625
5. 2024-10-06
   historical $595
6. 2024-10-03
   price $595
7. 2024-08-13
   listed $600
8. 2021-11-08
   soldstatus 69-char remark

   Show marketing remark (69 chars)

   package home priced to sell! main house with 2 small apts on the back

9. 2021-09-02
   listed $55,000 69-char remark

   Show marketing remark (69 chars)

   package home priced to sell! main house with 2 small apts on the back

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$792/yr (+$66/mo · 110.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 17 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: $12,759
• − Mortgage interest: −$10,587
• − Property taxes: −$720
• − Insurance: −$945
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$5,498
• Taxable loss: −$7,033
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-1,791/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 27,524
• Household income: $61,780
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 603.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 16% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.52%
• Current HPI: 149.3526
• Rent YoY: ▲ 4.32%
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+243.6% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $189,000 NMMLS
• 2026-03-19 Listed $199,000 NMMLS
• 2026-02-02 Rental Removed $625 APPFOLIO
• 2025-09-05 Listed for Rent $625 APPFOLIO
• 2024-10-06 Rental Removed $595 APPFOLIO
• 2024-10-03 Price Changed $595 APPFOLIO
• 2024-08-13 Listed for Rent $600 APPFOLIO
• 2021-11-08 Sold (MLS) — NMMLS
• 2021-09-02 Listed $55,000 NMMLS

Property tax history

+5.5%/yr

Latest (2025): $720 · -0.9% YoY. Source: county tax records.