129 Taos Trail Trl · Ruidoso, NM 88345

$165,000

1 bd · 1.0 ba · 1,006 sqft · Other public records · 472 Days on market

Built 1960 8,712 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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

Key facts

• Ample parking
• Corner lot
• 8,712 sq ft lot

Tags

• PROVEN RENTAL HISTORY
• EXCELLENT OCCUPANCY RATES
• CLOSE TO LOCAL ATTRACTIONS
• CORNER LOT
• AMPLE PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $82 ($982/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 $146k (11.3% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#40 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.
• Ruidoso Municipal Schools (town): math 16% / reading 59% proficiency, ranked #14 of 29 in NM (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sierra Vista Primary (497 students, 100% FRL); Ruidoso Middle (math 13% / reading 52%, grade F, #10 of 27 statewide, top 35%, 394 students, 100% FRL); Ruidoso High (math 44% / reading 74%, grade C+, #27 of 110 statewide, top 28%, 532 students, 100% FRL) — zoned schools average 100% FRL vs 59% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 597 active listings in the ZIP; 3 comparable units currently listed for rent nearby; 92 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Lincoln County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 472 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $114k (41%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 472 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.89% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.53×
• Total profit: $-21,544
• Equity at exit: $24,602

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-12,125
• Equity at exit: $14,266

Cash invested: $46,200 (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 88345

• Active inventory: 597
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $82

Break-even live

Break-even rent $1,360

Max offer price $165,000

Occupancy floor 89%

Sensitivity live

Price	-10% $175	-5% $129	+0% $82	+5% $35	+10% $-12
Rent	-10% $-34	-5% $24	+0% $82	+5% $140	+10% $197
Rate	-1.0pp $165	-0.5pp $124	base $82	+0.5pp $39	+1.0pp $-4

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Hart Ave Ruidoso, NM	2.0	2.0	950	$1,800	$1.89	45d	1	0.48mi
106 Apache Hills Dr Unit A Ruidoso, NM	2.0	1.0	726	$1,200	$1.65	45d	1	1.14mi
108 Apache Hills Dr Unit A heuristic Ruidoso, NM	2.0	1.0	726	$1,200	$1.65	26d	1	1.15mi

Listing history 30 events

1. 2026-06-22
   days on market $165,000 Active 472 DOM
2. 2026-06-21
   days on market $165,000 Active 471 DOM
3. 2026-06-19
   days on market $165,000 Active 469 DOM
4. 2026-06-18
   days on market $165,000 Active 468 DOM
5. 2026-06-17
   days on market $165,000 Active 467 DOM
6. 2026-06-16
   days on market $165,000 Active 466 DOM
7. 2026-06-15
   days on market $165,000 Active 465 DOM
8. 2026-06-14
   days on market $165,000 Active 463 DOM
9. 2026-06-12
   days on market $165,000 Active 462 DOM
10. 2026-06-09
    days on market $165,000 Active 459 DOM
11. 2026-06-08
    days on market $165,000 Active 458 DOM
12. 2026-06-07
    days on market $165,000 Active 457 DOM
13. 2026-06-04
    days on market $165,000 Active 453 DOM
14. 2026-06-02
    days on market $165,000 Active 452 DOM
15. 2026-06-01
    days on market $165,000 Active 451 DOM
16. 2026-05-31
    days on market $165,000 Active 450 DOM
17. 2026-05-31
    days on market $165,000 Active 449 DOM
18. 2026-03-20
    price $165,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

19. 2026-03-06
    price $175,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

20. 2026-03-06
    status Active 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

21. 2026-02-16
    historical 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

22. 2026-02-08
    price $185,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

23. 2026-01-16
    price $195,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

24. 2025-12-18
    price $199,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

25. 2025-10-23
    price $210,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

26. 2025-04-15
    price $225,000 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

27. 2025-02-18
    listed $279,000 Active 727-char remark

    Show marketing remark (727 chars)

    129 Taos Trl. is a 1 bedroom, 1 bathroom, just over 1,000 SF cabin. Nightly rental history available. Enter from covered front deck into wood-floor living room w/ open floor plan. Kitchen ahead with bar, gas cooktop and double-basin sink. Bedroom with en-suite bath at rear of cabin with large shower. Tiled floors in kitchen, bedroom, & bath. Large back deck w/ hot tub, grilling, & enjoying the cool mountain air surrounded by Ponderosa pines. Close to Midtown shopping, Grindstone Lake & Recreation area, Inn of the Mtn Gods, & Ruidoso Downs Race Track. Corner lot w/ ample parking at rear & near level entry (1 step). Metal roof. Natural gas forced air heat, public water & sewer connected.

28. 2021-08-06
    soldstatus 545-char remark

    Show marketing remark (545 chars)

    Jump on the opportunity to get your hands on this little slice of heaven in the cool pines of Ruidoso. This cabin is a perfect investment property or little getaway to escape the heat. It is minutes from Midtown and all of the amenities Ruidoso has to offer. 1 BR/1 BA with a jacuzzi off of the master back deck. Lots of updates, large open concept living space, beautifully restored original flooring, and tongue & groove ceilings. Corner lot. Property being offered 'as is'. Buyer inspections welcome but Seller will complete no repairs.

29. 2021-08-06
    soldstatus

    Show marketing remark (545 chars)

    Jump on the opportunity to get your hands on this little slice of heaven in the cool pines of Ruidoso. This cabin is a perfect investment property or little getaway to escape the heat. It is minutes from Midtown and all of the amenities Ruidoso has to offer. 1 BR/1 BA with a jacuzzi off of the master back deck. Lots of updates, large open concept living space, beautifully restored original flooring, and tongue & groove ceilings. Corner lot. Property being offered 'as is'. Buyer inspections welcome but Seller will complete no repairs.

30. 2021-06-07
    listed $159,000 545-char remark

    Show marketing remark (545 chars)

    Jump on the opportunity to get your hands on this little slice of heaven in the cool pines of Ruidoso. This cabin is a perfect investment property or little getaway to escape the heat. It is minutes from Midtown and all of the amenities Ruidoso has to offer. 1 BR/1 BA with a jacuzzi off of the master back deck. Lots of updates, large open concept living space, beautifully restored original flooring, and tongue & groove ceilings. Corner lot. Property being offered 'as is'. Buyer inspections welcome but Seller will complete no repairs.

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,682 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 10/10 Extreme
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,560
• − Mortgage interest: −$9,243
• − Property taxes: −$1,682
• − Insurance: −$825
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$4,800
• Taxable loss: −$1,799
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,414/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: Ruidoso Municipal Schools
• NCES district ID: 3502310
• Math proficiency: 16% ▼ -5.00%
• Reading proficiency: 59% ▲ 20.00%
• Median HH income: $44,094
• Composite: 31.68/100
• National rank: #5925
• State rank: #14 of 29 in NM

Livability — Ruidoso

• Score: 66/100
• State rank: #40
• US rank: #11996

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: Ruidoso, NM
• County: Lincoln County · 7,835 people
• City population: 7,835
• Metro: Ruidoso, NM
• Population (ZIP): 7,835
• Household income: $53,971
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 156.0

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 16,903 people
• By 2030: 15,556 · -8.0%
• By 2040: 13,064 · -22.7%
• By 2050: 10,991 · -35.0%
• By 2075: 7,619 · -54.9%
• By 2100: 5,966 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 14% Native American 1% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Lithuanian 4% Slovak 3% Danish 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 81% English-only · Spanish 17%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+38.5) · D 29.8% · R 68.3% · Other 1.9%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.4pp · 2024: -38.5pp
• All cycles: 2024: R+38.5 2020: R+36.4 2016: R+40.2 2012: R+32.7 2008: R+25.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.17%
• Current HPI: 141.9549
• Rent YoY: —
• Metro: Ruidoso, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+3.8% since first listed

13 events — show timeline

• 2026-03-20 Price Changed $165,000 RLCAR
• 2026-03-06 Price Changed $175,000 RLCAR
• 2026-03-06 Relisted — RLCAR
• 2026-02-16 Delisted — RLCAR
• 2026-02-08 Price Changed $185,000 RLCAR
• 2026-01-16 Price Changed $195,000 RLCAR
• 2025-12-18 Price Changed $199,000 RLCAR
• 2025-10-23 Price Changed $210,000 RLCAR
• 2025-04-15 Price Changed $225,000 RLCAR
• 2025-02-18 Listed $279,000 RLCAR
• 2021-08-06 Sold (Public Records) — Public Records
• 2021-08-06 Sold (MLS) — RLCAR
• 2021-06-07 Listed $159,000 RLCAR

Property tax history

+15.7%/yr

Latest (2025): $1,682 · +6.4% YoY. Source: county tax records.