404 Chico Dr · Roswell, NM 88201

$224,900

4 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 43 Days on market

Built 1960 9,440 sqft lot ↓ 6% 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 +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into a home that blends thoughtful updates with everyday comfort. This spacious 4-bedroom property offers the perfect layout for both relaxing and entertaining. The primary suite comes with its own full bathroom. Two guest bedrooms stand out with built-in shelves and cabinets, giving you abundant storage and a clean, organized feel without sacrificing space. At the heart of the home, you’ll find a beautifully remodeled kitchen (2024) that features sleek quartz countertops, solid, eye-catching cabinetry. Even better—all appliances stay, making your move seamless. And the updates don’t stop there—brand new windows and siding installed this year add both curb appeal and energy efficiency, giving you peace of mind for years to come. With its combination of modern upgrades, smart storage, and inviting living spaces, this home is ready to welcome you.

Key facts

• Remodeled kitchen
• Brand new siding
• Built-in shelves

Tags

• REMODELED KITCHEN
• BUILT-IN SHELVES
• BRAND NEW WINDOWS
• BRAND NEW SIDING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/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 $214k (4.7% below list).
• Recommended offer: $214k (4.7% 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); 252 active listings in the ZIP; 3 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).
• This rent runs 42% of the median local income ($62k/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

• It's been on market 43 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,338 (4.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.95% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 8.7

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-13,304
• Equity at exit: $33,533

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $26,437
• Equity at exit: $19,445

Cash invested: $62,972 (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 88201

• Rents YoY: 4.3%
• Active inventory: 252
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,143 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $319

Break-even live

Break-even rent $1,739

Max offer price $224,900

Occupancy floor 80%

Sensitivity live

Price	-10% $447	-5% $383	+0% $319	+5% $256	+10% $192
Rent	-10% $150	-5% $235	+0% $319	+5% $404	+10% $489
Rate	-1.0pp $433	-0.5pp $376	base $319	+0.5pp $261	+1.0pp $202

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 N Garden Ave Roswell, NM	3.0	2.0	2101	$2,100	$1.00	45d	1	0.31mi
703 Broken Arrow Rd Unit 743 Roswell, NM	3.0	2.0	1405	$1,850	$1.32	45d	1	0.38mi
5 La Paloma Pl Roswell, NM	3.0	2.5	2401	$3,300	$1.37	45d	1	0.67mi

Listing history 6 events

1. 2026-05-15
   price $224,900 886-char remark

   Show marketing remark (886 chars)

   Step into a home that blends thoughtful updates with everyday comfort. This spacious 4-bedroom property offers the perfect layout for both relaxing and entertaining. The primary suite comes with its own full bathroom. Two guest bedrooms stand out with built-in shelves and cabinets, giving you abundant storage and a clean, organized feel without sacrificing space. At the heart of the home, you’ll find a beautifully remodeled kitchen (2024) that features sleek quartz countertops, solid, eye-catching cabinetry. Even better—all appliances stay, making your move seamless. And the updates don’t stop there—brand new windows and siding installed this year add both curb appeal and energy efficiency, giving you peace of mind for years to come. With its combination of modern upgrades, smart storage, and inviting living spaces, this home is ready to welcome you.

2. 2026-05-12
   status Active 886-char remark

   Show marketing remark (886 chars)

   Step into a home that blends thoughtful updates with everyday comfort. This spacious 4-bedroom property offers the perfect layout for both relaxing and entertaining. The primary suite comes with its own full bathroom. Two guest bedrooms stand out with built-in shelves and cabinets, giving you abundant storage and a clean, organized feel without sacrificing space. At the heart of the home, you’ll find a beautifully remodeled kitchen (2024) that features sleek quartz countertops, solid, eye-catching cabinetry. Even better—all appliances stay, making your move seamless. And the updates don’t stop there—brand new windows and siding installed this year add both curb appeal and energy efficiency, giving you peace of mind for years to come. With its combination of modern upgrades, smart storage, and inviting living spaces, this home is ready to welcome you.

3. 2026-05-09
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Step into a home that blends thoughtful updates with everyday comfort. This spacious 4-bedroom property offers the perfect layout for both relaxing and entertaining. The primary suite comes with its own full bathroom. Two guest bedrooms stand out with built-in shelves and cabinets, giving you abundant storage and a clean, organized feel without sacrificing space. At the heart of the home, you’ll find a beautifully remodeled kitchen (2024) that features sleek quartz countertops, solid, eye-catching cabinetry. Even better—all appliances stay, making your move seamless. And the updates don’t stop there—brand new windows and siding installed this year add both curb appeal and energy efficiency, giving you peace of mind for years to come. With its combination of modern upgrades, smart storage, and inviting living spaces, this home is ready to welcome you.

4. 2026-05-05
   price $229,500 886-char remark

   Show marketing remark (886 chars)

   Step into a home that blends thoughtful updates with everyday comfort. This spacious 4-bedroom property offers the perfect layout for both relaxing and entertaining. The primary suite comes with its own full bathroom. Two guest bedrooms stand out with built-in shelves and cabinets, giving you abundant storage and a clean, organized feel without sacrificing space. At the heart of the home, you’ll find a beautifully remodeled kitchen (2024) that features sleek quartz countertops, solid, eye-catching cabinetry. Even better—all appliances stay, making your move seamless. And the updates don’t stop there—brand new windows and siding installed this year add both curb appeal and energy efficiency, giving you peace of mind for years to come. With its combination of modern upgrades, smart storage, and inviting living spaces, this home is ready to welcome you.

5. 2026-04-09
   listed $240,000 Active 886-char remark

   Show marketing remark (886 chars)

   Step into a home that blends thoughtful updates with everyday comfort. This spacious 4-bedroom property offers the perfect layout for both relaxing and entertaining. The primary suite comes with its own full bathroom. Two guest bedrooms stand out with built-in shelves and cabinets, giving you abundant storage and a clean, organized feel without sacrificing space. At the heart of the home, you’ll find a beautifully remodeled kitchen (2024) that features sleek quartz countertops, solid, eye-catching cabinetry. Even better—all appliances stay, making your move seamless. And the updates don’t stop there—brand new windows and siding installed this year add both curb appeal and energy efficiency, giving you peace of mind for years to come. With its combination of modern upgrades, smart storage, and inviting living spaces, this home is ready to welcome you.

6. 1999-11-30
   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: $1,211 · $101/mo
• Projected year-2 tax: $1,799 · $150/mo
• Expected delta: +$588/yr (+$49/mo · 48.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 20 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: $25,721
• − Mortgage interest: −$12,598
• − Property taxes: −$1,211
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,058
• − Management: −$2,058
• − Depreciation: −$6,543
• Taxable income: $129
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $3,800/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

-6.3% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $224,900 NMMLS
• 2026-05-12 Relisted — NMMLS
• 2026-05-09 Pending — NMMLS
• 2026-05-05 Price Changed $229,500 NMMLS
• 2026-04-09 Listed $240,000 NMMLS
• 1999-11-30 Sold (Public Records) — Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,211 · -0.9% YoY. Source: county tax records.