102 Gold St Unit Truth or Consequences · Truth or Consequences, NM 87901

$80,000

2 bd · 1.0 ba · 896 sqft · Other · 176 Days on market

Built 1984 6,534 sqft lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of downtown Truth or Consequences, 102 S Gold Street offers a rare opportunity to own a property full of character. This single-family residence sits on a manageable lot in the Gale Thomas Subdivision and features a spacious 576 sq. ft. covered porch perfect for relaxing or entertaining. Just steps away from the town’s historic hot springs, local shops, and restaurants, the location combines convenience with the charm of small-town living. Potential to become a cozy residence, a rental investment, or a renovation project.

Key facts

• Covered porch
• Historic hot springs
• Restaurants

Tags

• COVERED PORCH
• GALE THOMAS SUBDIVISION
• HISTORIC HOT SPRINGS
• LOCAL SHOPS
• RESTAURANTS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Manufactured home (single wide); Residential property
• Construction: Metal roof
• Exterior features: Covered patio; Patio; Chain link fencing; Native plants on the lot; Paved road access

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Evaporative cooling; Forced air heating
• Interior features: Storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($847 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#60 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A; Watch: schools F, crime F, commute F.
• T Or C Municipal Schools (town): math 25% / reading 25% proficiency, ranked #29 of 29 in NM (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 91 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sierra County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.06% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 7.9

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-173
• Equity at exit: $11,928

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $16,209
• Equity at exit: $6,917

Cash invested: $22,400 (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 87901

• Active inventory: 91
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $201

Break-even live

Break-even rent $592

Max offer price $80,000

Occupancy floor 71%

Sensitivity live

Price	-10% $247	-5% $224	+0% $201	+5% $179	+10% $156
Rent	-10% $135	-5% $168	+0% $201	+5% $235	+10% $268
Rate	-1.0pp $242	-0.5pp $222	base $201	+0.5pp $181	+1.0pp $160

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $80,000 Active 176 DOM
2. 2026-06-17
   days on market $80,000 Active 175 DOM
3. 2026-06-16
   days on market $80,000 Active 174 DOM
4. 2026-06-15
   days on market $80,000 Active 173 DOM
5. 2026-06-14
   days on market $80,000 Active 171 DOM
6. 2026-06-13
   days on market $80,000 Active 170 DOM
7. 2026-06-10
   days on market $80,000 Active 168 DOM
8. 2026-06-09
   days on market $80,000 Active 167 DOM
9. 2026-06-08
   days on market $80,000 Active 166 DOM
10. 2026-06-07
    days on market $80,000 Active 165 DOM
11. 2026-06-02
    days on market $80,000 Active 160 DOM
12. 2026-06-01
    days on market $80,000 Active 159 DOM
13. 2026-05-31
    days on market $80,000 Active 158 DOM
14. 2026-05-30
    days on market $80,000 Active 157 DOM
15. 2025-12-24
    listed $80,000 Active

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$462/yr (+$38/mo · 259.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,164
• − Mortgage interest: −$4,481
• − Property taxes: −$178
• − Insurance: −$400
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,327
• Taxable income: $1,151
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,141/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: T Or C Municipal Schools
• NCES district ID: 3502610
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $28,449
• Composite: 20.0/100
• National rank: #8666
• State rank: #29 of 29 in NM

Livability — Truth or Consequences

• Score: 65/100
• State rank: #60
• US rank: #13470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Truth or Consequences, NM
• Population (ZIP): 6,459

Population outlook (Sierra County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 8,580 · -9.7%
• By 2040: 6,994 · -26.4%
• By 2050: 5,914 · -37.7%
• By 2075: 4,083 · -57.0%
• By 2100: 2,499 · -73.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Hispanic / Latino 34% Two or more races 18% Native American 5%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Slovak 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 83% English-only · Spanish 16% French/Haitian/Cajun 1%

Political lean MEDSL · Sierra

• 2024 margin: R (+19.2) · D 39.2% · R 58.3% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -12.1pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+21.5 2016: R+27.2 2012: R+18.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.64%
• Current HPI: 118.3055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-12-24 Listed $80,000 SCRMLS

Property tax history

+3.4%/yr

Latest (2025): $178 · +0.8% YoY. Source: county tax records.