125 N Houston Ave · Portales, NM 88130

$135,000

3 bd · 1.0 ba · 1,412 sqft · SingleFamily · 52 Days on market

6,000 sqft 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Rent growth +3.8/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEAT AS A PIN :) Don't miss your opportunity to own this home! NOT IN THE 100 yr FLOOD ZONE !!!! Many UPDATES to include: New ROOF Oct, 2024. New HEAT/AC unit April 2024, New WINDOWS Oct, 2024 !!! Kitchen appliances will stay: Refrigerator, Black/Stainless smooth top range, microwave. Updated BATH with combination shower/tub and great storage. ALL ELECTRIC. Carpet in bedrooms, CERAMIC TILE floors for easy clean ups. Pride of home ownership shines through in every feature! BEAUTIFUL yard with thriving FRUIT trees & GRAPE vines. Sturdy STORAGE shed. Located 2 blocks from Portales High School. Comfortable OUTDOOR features of shaded and protected front porch & back patio. Imagine the contentment as you sit outside sipping your coffee/tea. Call today to arrange a showing!

Key facts

• New heat ac unit
• Updated bath
• Ceramic tile floors

Tags

• NEW ROOF
• NEW HEAT AC UNIT
• NEW WINDOWS
• UPDATED BATH
• CERAMIC TILE FLOORS
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $45 ($534/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 $112k (16.9% below list).
• Recommended offer: $112k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#63 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Portales Municipal Schools (town): math 17% / reading 57% proficiency, ranked #15 of 29 in NM (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Valencia Elementary (math 17% / reading 64%, grade F, #33 of 68 statewide, top 48%, 389 students, 62% FRL); Portales Jr High (math 11% / reading 56%, grade F, #9 of 27 statewide, top 31%, 408 students, 60% FRL); Portales High (math 22% / reading 37%, grade F, #78 of 110 statewide, top 74%, 807 students, 59% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 132 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 31 units permitted in Roosevelt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Roosevelt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,240 (16.9% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.57×
• Total profit: $-16,328
• Equity at exit: $20,129

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,129
• Equity at exit: $11,672

Cash invested: $37,800 (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 88130

• Rents YoY: 5.4%
• Active inventory: 132
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $45

Break-even live

Break-even rent $1,066

Max offer price $135,000

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $83	+0% $45	+5% $6	+10% $-32
Rent	-10% $-44	-5% $0	+0% $45	+5% $89	+10% $133
Rate	-1.0pp $112	-0.5pp $79	base $45	+0.5pp $10	+1.0pp $-26

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 E 1st St Portales, NM	3.0	1.0	1100	$675	$0.61	46d	1	0.49mi
312 North Avenue B Portales, NM	3.0	3.0	1500	$1,250	$0.83	45d	1	0.85mi
1700 South Avenue B Unit B Portales, NM	3.0	2.0	1706	$1,800	$1.06	45d	1	1.17mi
1802 South Avenue A Unit A Portales, NM	3.0	2.0	1570	$1,150	$0.73	45d	1	1.26mi

Listing history 15 events

1. 2026-05-07
   status Pending 793-char remark

   Show marketing remark (793 chars)

   NEAT AS A PIN :) Don't miss your opportunity to own this home! NOT IN THE 100 yr FLOOD ZONE !!!! Many UPDATES to include: New ROOF Oct, 2024. New HEAT/AC unit April 2024, New WINDOWS Oct, 2024 !!! Kitchen appliances will stay: Refrigerator, Black/Stainless smooth top range, microwave. Updated BATH with combination shower/tub and great storage. ALL ELECTRIC. Carpet in bedrooms, CERAMIC TILE floors for easy clean ups. Pride of home ownership shines through in every feature! BEAUTIFUL yard with thriving FRUIT trees & GRAPE vines. Sturdy STORAGE shed. Located 2 blocks from Portales High School. Comfortable OUTDOOR features of shaded and protected front porch & back patio. Imagine the contentment as you sit outside sipping your coffee/tea. Call today to arrange a showing!

2. 2026-04-07
   price $135,000 793-char remark

   Show marketing remark (793 chars)

   NEAT AS A PIN :) Don't miss your opportunity to own this home! NOT IN THE 100 yr FLOOD ZONE !!!! Many UPDATES to include: New ROOF Oct, 2024. New HEAT/AC unit April 2024, New WINDOWS Oct, 2024 !!! Kitchen appliances will stay: Refrigerator, Black/Stainless smooth top range, microwave. Updated BATH with combination shower/tub and great storage. ALL ELECTRIC. Carpet in bedrooms, CERAMIC TILE floors for easy clean ups. Pride of home ownership shines through in every feature! BEAUTIFUL yard with thriving FRUIT trees & GRAPE vines. Sturdy STORAGE shed. Located 2 blocks from Portales High School. Comfortable OUTDOOR features of shaded and protected front porch & back patio. Imagine the contentment as you sit outside sipping your coffee/tea. Call today to arrange a showing!

3. 2026-03-16
   listed $140,000 Active 793-char remark

   Show marketing remark (793 chars)

   NEAT AS A PIN :) Don't miss your opportunity to own this home! NOT IN THE 100 yr FLOOD ZONE !!!! Many UPDATES to include: New ROOF Oct, 2024. New HEAT/AC unit April 2024, New WINDOWS Oct, 2024 !!! Kitchen appliances will stay: Refrigerator, Black/Stainless smooth top range, microwave. Updated BATH with combination shower/tub and great storage. ALL ELECTRIC. Carpet in bedrooms, CERAMIC TILE floors for easy clean ups. Pride of home ownership shines through in every feature! BEAUTIFUL yard with thriving FRUIT trees & GRAPE vines. Sturdy STORAGE shed. Located 2 blocks from Portales High School. Comfortable OUTDOOR features of shaded and protected front porch & back patio. Imagine the contentment as you sit outside sipping your coffee/tea. Call today to arrange a showing!

4. 2025-04-25
   price $135,000
5. 2025-03-17
   price $140,000
6. 2023-04-27
   soldstatus
7. 2023-04-26
   soldstatus Closed
8. 2023-04-26
   historical
9. 2022-12-08
   listed $125,000
10. 2020-11-20
    soldstatus
11. 2020-11-20
    soldstatus
12. 2020-10-05
    listed $99,000
13. 2020-08-18
    soldstatus
14. 2020-08-18
    soldstatus
15. 2016-05-12
    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: $936 · $78/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$144/yr (+$12/mo · 15.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 19 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: $13,469
• − Mortgage interest: −$7,562
• − Property taxes: −$936
• − Insurance: −$675
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,927
• Taxable loss: −$1,786
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $963/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: Portales Municipal Schools
• NCES district ID: 3502100
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 57% ▲ 20.00%
• Median HH income: $36,151
• Composite: 30.52/100
• National rank: #6209
• State rank: #15 of 29 in NM

Livability — Portales

• Score: 64/100
• State rank: #63
• US rank: #13640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portales, NM
• County: Roosevelt County · 17,842 people
• City population: 17,842
• Metro: Portales, NM
• Population (ZIP): 17,842
• Household income: $52,434
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 574.0

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 16,821 people
• By 2030: 15,818 · -6.0%
• By 2040: 13,766 · -18.2%
• By 2050: 12,152 · -27.8%
• By 2075: 9,601 · -42.9%
• By 2100: 8,241 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Roosevelt

• 2024 margin: Solid R (+43.2) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -29.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+42.9 2016: R+41.3 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.72%
• Current HPI: 108.0555
• Rent YoY: ▲ 5.38%
• Metro: Portales, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+36.4% since first listed

15 events — show timeline

• 2026-05-07 Pending — NMMLS
• 2026-04-07 Price Changed $135,000 NMMLS
• 2026-03-16 Listed $140,000 NMMLS
• 2025-04-25 Price Changed $135,000 NMMLS
• 2025-03-17 Price Changed $140,000 NMMLS
• 2023-04-27 Sold (Public Records) — Public Records
• 2023-04-26 Delisted — NMMLS
• 2023-04-26 Sold (MLS) — NMMLS
• 2022-12-08 Listed $125,000 NMMLS
• 2020-11-20 Sold (Public Records) — Public Records
• 2020-11-20 Sold (MLS) — NMMLS
• 2020-10-05 Listed $99,000 NMMLS
• 2020-08-18 Sold (Public Records) — Public Records
• 2020-08-18 Sold (Public Records) — Public Records
• 2016-05-12 Sold (Public Records) — Public Records

Property tax history

+7.6%/yr

Latest (2025): $936 · +2.1% YoY. Source: county tax records.