805 Bard Ave · Santa Clara, NM 88026

$120,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily · 138 Days on market

Built 1950 6,098 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 +20.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

A quaint & charming home that has withstood the test of time. Kitchen is bright & cheery with a large window letting in plenty of natural light providing a welcoming space for gatherings. Cabinetry & closets provide ample storage & good size laundry room boasts a laundry chute. Metal roof is a big plus as is driving access to large backyard. Back porch offers room for cookouts and relaxing. Furniture remaining in home conveys if buyer would like to have it. Brand new furnace has not been installed but also conveys. Storage shed & partial basement another plus. Home is ready to welcome it's new owners!

Key facts

• Laundry chute
• Metal roof
• Large backyard

Tags

• AMPLE STORAGE
• LAUNDRY CHUTE
• METAL ROOF
• LARGE BACKYARD
• BACK PORCH
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $111k (7.5% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#94 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Cobre Consolidated Schools (town): math 13% / reading 33% proficiency, ranked #56 of 95 in NM (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($830 loan paydown + $6k appreciation (5.0% local appreciation)).
• Grant County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 1950 — 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. 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: 0.93% ✗
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.14×
• Total profit: $38,389
• Equity at exit: $68,348

10-year hold

• IRR: 18.0%
• Equity multiple: 4.18×
• Total profit: $106,775
• Equity at exit: $118,247

Cash invested: $33,600 (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 88026

• Home prices YoY: 9.2%
• Active inventory: 13
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $164

Break-even live

Break-even rent $902

Max offer price $120,000

Occupancy floor 80%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 138 DOM
2. 2026-06-17
   days on market $120,000 Active 137 DOM
3. 2026-06-16
   days on market $120,000 Active 136 DOM
4. 2026-06-15
   days on market $120,000 Active 135 DOM
5. 2026-06-13
   days on market $120,000 Active 133 DOM
6. 2026-06-12
   days on market $120,000 Active 132 DOM
7. 2026-06-09
   days on market $120,000 Active 129 DOM
8. 2026-06-08
   days on market $120,000 Active 128 DOM
9. 2026-06-07
   days on market $120,000 Active 127 DOM
10. 2026-06-07
    days on market $120,000 Active 126 DOM
11. 2026-06-04
    days on market $120,000 Active 123 DOM
12. 2026-06-02
    days on market $120,000 Active 122 DOM
13. 2026-06-01
    days on market $120,000 Active 121 DOM
14. 2026-05-31
    days on market $120,000 Active 120 DOM
15. 2026-03-20
    status Active 638-char remark

    Show marketing remark (638 chars)

    A quaint & charming home that has withstood the test of time. Kitchen is bright & cheery with a large window letting in plenty of natural light providing a welcoming space for gatherings. Cabinetry & closets provide ample storage & good size laundry room boasts a laundry chute. Metal roof is a big plus as is driving access to large backyard. Back porch offers room for cookouts and relaxing. Furniture remaining in home conveys if buyer would like to have it. Brand new furnace has not been installed but also conveys. Storage shed & partial basement another plus. Home is ready to welcome it's new owners!

16. 2026-03-13
    status Pending 638-char remark

    Show marketing remark (638 chars)

    A quaint & charming home that has withstood the test of time. Kitchen is bright & cheery with a large window letting in plenty of natural light providing a welcoming space for gatherings. Cabinetry & closets provide ample storage & good size laundry room boasts a laundry chute. Metal roof is a big plus as is driving access to large backyard. Back porch offers room for cookouts and relaxing. Furniture remaining in home conveys if buyer would like to have it. Brand new furnace has not been installed but also conveys. Storage shed & partial basement another plus. Home is ready to welcome it's new owners!

17. 2026-01-21
    listed $120,000 Active 638-char remark

    Show marketing remark (638 chars)

    A quaint & charming home that has withstood the test of time. Kitchen is bright & cheery with a large window letting in plenty of natural light providing a welcoming space for gatherings. Cabinetry & closets provide ample storage & good size laundry room boasts a laundry chute. Metal roof is a big plus as is driving access to large backyard. Back porch offers room for cookouts and relaxing. Furniture remaining in home conveys if buyer would like to have it. Brand new furnace has not been installed but also conveys. Storage shed & partial basement another plus. Home is ready to welcome it's new owners!

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$557/yr (+$46/mo · 137.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,324
• − Mortgage interest: −$6,722
• − Property taxes: −$403
• − Insurance: −$600
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$3,491
• Taxable loss: −$24
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $1,977/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: Cobre Consolidated Schools
• NCES district ID: 3500600
• Math proficiency: 13% —
• Reading proficiency: 33% —
• Median HH income: $32,044
• Composite: 21.77/100
• National rank: #13581
• State rank: #56 of 95 in NM

Livability — Santa Clara

• Score: 61/100
• State rank: #94
• US rank: #17762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, NM
• Population (ZIP): 1,636

Population outlook (Grant County) Hauer SSP2

• Today (2025): 26,478 people
• By 2030: 25,179 · -4.9%
• By 2040: 22,711 · -14.2%
• By 2050: 20,807 · -21.4%
• By 2075: 16,893 · -36.2%
• By 2100: 13,020 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 41% White 24%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Grant

• 2024 margin: Lean D (+5.1) · D 51.3% · R 46.3% · Other 2.4%
• 2008→2024 swing: -14.8pp toward R · 2008: 19.9pp · 2024: 5.1pp
• All cycles: 2024: D+5.1 2020: D+7.2 2016: D+7.7 2012: D+13.5 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 59.8202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-03-20 Relisted — SCRMLS
• 2026-03-13 Pending — SCRMLS
• 2026-01-21 Listed $120,000 SCRMLS

Property tax history

+4.9%/yr

Latest (2025): $403 · +4.2% YoY. Source: county tax records.