525 Tierra Bonita · Socorro, NM 87801

$55,000

2 bd · 2.0 ba · 1,262 sqft · SingleFamily · 37 Days on market

Built 1964 5,227 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICED REDUCED!!! Cozy 2 bedroom mobile home w/ large additions, mini splits, on a city lot w/ public utilities. Come enjoy all that Socorro has to offer while only minutes from schools, shopping, hospital, I-25 and New Mexico Institute of Mining and Technology. Come take a look. At 55K, this is a rare opportunity indeed. ..

Key facts

• 5,227 sq ft lot
• Built 1964
• Listed 36 days

Property features AI

Exterior

• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story; Single wide mobile home; Faces south; Resale condition
• Construction: Metal roof; Metal siding; Built year reported by owner
• Exterior features: Corner lot with few trees; Paved city street frontage; No additional exterior amenities listed

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Ductless heating
• Interior features: Home office; Main-level primary bedroom; Soaking tub; Clad and metal window frames; Vinyl and wood flooring
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.9% in Socorro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#59 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: employment D+, crime F, commute F.
• Socorro Consolidated Schools (town): math 12% / reading 21% proficiency, ranked #76 of 95 in NM (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: R. Sarracino Middle (254 students, 97% FRL); Socorro High (math 34% / reading 64%, grade D, #51 of 110 statewide, top 50%, 450 students, 98% FRL) — zoned schools average 98% FRL vs 60% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 16% district-wide (+33 pts) — the actual schools serving this property are materially stronger than the Socorro Consolidated Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Socorro County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 1.82% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.94%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $200,658
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Simpson Ave	0.48mi	3/1.0 (+1)	1,212 (-4%)	11mo	$167,500	$138	53
207 Faulkner Rd	0.70mi	3/1.5 (+1)	1,350 (+7%)	8mo	$215,000	$159	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.9%
• Equity multiple: 2.12×
• Total profit: $17,210
• Equity at exit: $8,201

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $48,665
• Equity at exit: $4,755

Cash invested: $15,400 (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 87801

• Active inventory: 100
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $410

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 54%

Sensitivity live

Price	-10% $448	-5% $429	+0% $410	+5% $391	+10% $372
Rent	-10% $331	-5% $370	+0% $410	+5% $449	+10% $489
Rate	-1.0pp $438	-0.5pp $424	base $410	+0.5pp $396	+1.0pp $381

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Bernard Socorro, NM	1.0	1.0	900	$1,000	$1.11	46d	1	0.48mi

Listing history 19 events

1. 2026-06-22
   days on market $55,000 Active 37 DOM
2. 2026-06-21
   days on market $55,000 Active 36 DOM
3. 2026-06-21
   remarks 326-char remark
4. 2026-06-21
   pricedays on market $55,000 Active 35 DOM
5. 2026-06-18
   days on market $65,000 Active 33 DOM
6. 2026-06-17
   days on market $65,000 Active 32 DOM
7. 2026-06-16
   days on market $65,000 Active 31 DOM
8. 2026-06-15
   days on market $65,000 Active 30 DOM
9. 2026-06-13
   days on market $65,000 Active 28 DOM
10. 2026-06-12
    days on market $65,000 Active 27 DOM
11. 2026-06-09
    days on market $65,000 Active 24 DOM
12. 2026-06-08
    days on market $65,000 Active 23 DOM
13. 2026-06-07
    days on market $65,000 Active 22 DOM
14. 2026-06-07
    days on market $65,000 Active 21 DOM
15. 2026-06-04
    days on market $65,000 Active 18 DOM
16. 2026-06-02
    days on market $65,000 Active 17 DOM
17. 2026-06-01
    days on market $65,000 Active 16 DOM
18. 2026-05-31
    days on market $65,000 Active 15 DOM
19. 2026-05-13
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,600
• Taxable income: $4,299
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $3,887/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: Socorro Consolidated Schools
• NCES district ID: 3502460
• Math proficiency: 12% —
• Reading proficiency: 21% —
• Median HH income: $35,586
• Composite: 17.01/100
• National rank: #14193
• State rank: #76 of 95 in NM

Livability — Socorro

• Score: 65/100
• State rank: #59
• US rank: #13325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Socorro, NM
• Population (ZIP): 9,309

Population outlook (Socorro County) Hauer SSP2

• Today (2025): 16,091 people
• By 2030: 15,334 · -4.7%
• By 2040: 13,876 · -13.8%
• By 2050: 12,542 · -22.1%
• By 2075: 10,157 · -36.9%
• By 2100: 8,116 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Hispanic / Latino 51% White 36% Two or more races 29% Native American 5% Asian 3%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Portuguese 1% Italian 1% Slovak 1%
• Foreign-born: 8% · Canada, South Korea, China
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 2%

Political lean MEDSL · Socorro

• 2024 margin: Toss-up / Even · D 46.8% · R 50.5% · Other 2.7%
• 2008→2024 swing: -24.8pp toward R · 2008: 21.1pp · 2024: -3.7pp
• All cycles: 2024: R+3.7 2020: D+6.5 2016: D+10.1 2012: D+18.1 2008: D+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.16%
• Current HPI: 127.044
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-13 Listed $65,000 Southwest MLS

Property tax history

+124.9%/yr

Latest (2014): $105 · +405.8% YoY. Source: county tax records.