770 Hummingbird Dr · San Ysidro, NM 88007

$199,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 48 Days on market

Built 1988 0.37 ac 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 3BR Ranch style home on huge 16,117 square foot lot. Mature Trees. Fully fenced corner lot with room for RV parking and a detached oversized 2-car garage finished with recessed lights and additional electrical. Inside is a split floorplan w/ upgraded finishes, a 2-sided living room fireplace, large dining room and upgraded kitchen and baths. The large back yard included a dog run and covered patio for family gatherings and some grass with room for more.

Key facts

• Multiple mini-splits
• City water
• Tile flooring

Tags

• TILE FLOORING
• OVERSIZED DETACHED GARAGE
• ROOF REPLACED
• MULTIPLE MINI-SPLITS
• CITY WATER
• SEPTIC SYSTEM

Property features AI

Finance

• Other: Directions: Turn right onto El Camino Real Rd., left onto Carlton Rd., right onto Dona Ana Rd., left onto Hummingbird Dr.; destination on the right
• HOA & community: Located in Country Acre Phase 2 subdivision

Exterior

• Parking: 2-car garage
• Home design: Single-family residence; One level
• Exterior features: Lot approximately 0.37 acres (.25 to .50 acre)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#69 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools F, amenities F, commute F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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

• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.09%
• DSCR: 1.32
• GRM: 8.3

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,380
• Equity at exit: $29,806

10-year hold

• IRR: 4.2%
• Equity multiple: 1.30×
• Total profit: $17,005
• Equity at exit: $17,284

Cash invested: $55,972 (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 88007

• Home prices YoY: -26.3%
• Active inventory: 224
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$118 /mo · $1,412/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $331

Break-even live

Break-even rent $1,581

Max offer price $199,900

Occupancy floor 78%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5475 Valle Alegre Las Cruces, NM	4.0	2.0	1464	$2,000	$1.37	43d	1	1.26mi

Listing history 25 events

1. 2026-06-18
   days on market $199,900 Active 48 DOM
2. 2026-06-17
   days on market $199,900 Active 47 DOM
3. 2026-06-16
   days on market $199,900 Active 46 DOM
4. 2026-06-15
   days on market $199,900 Active 45 DOM
5. 2026-06-14
   days on market $199,900 Active 43 DOM
6. 2026-06-13
   days on market $199,900 Active 42 DOM
7. 2026-06-10
   days on market $199,900 Active 40 DOM
8. 2026-06-09
   days on market $199,900 Active 39 DOM
9. 2026-06-08
   days on market $199,900 Active 38 DOM
10. 2026-06-07
    days on market $199,900 Active 37 DOM
11. 2026-06-02
    days on market $199,900 Active 32 DOM
12. 2026-06-01
    days on market $199,900 Active 31 DOM
13. 2026-05-31
    days on market $199,900 Active 30 DOM
14. 2026-05-30
    days on market $199,900 Active 29 DOM
15. 2026-05-09
    price $204,900 399-char remark
16. 2026-05-01
    listed $209,900 Active 399-char remark
17. 2021-08-11
    soldstatus 463-char remark

    Show marketing remark (463 chars)

    Large 3BR Ranch style home on huge 16,117 square foot lot. Mature Trees. Fully fenced corner lot with room for RV parking and a detached oversized 2-car garage finished with recessed lights and additional electrical. Inside is a split floorplan w/ upgraded finishes, a 2-sided living room fireplace, large dining room and upgraded kitchen and baths. The large back yard included a dog run and covered patio for family gatherings and some grass with room for more.

18. 2021-08-11
    soldstatus

    Show marketing remark (463 chars)

    Large 3BR Ranch style home on huge 16,117 square foot lot. Mature Trees. Fully fenced corner lot with room for RV parking and a detached oversized 2-car garage finished with recessed lights and additional electrical. Inside is a split floorplan w/ upgraded finishes, a 2-sided living room fireplace, large dining room and upgraded kitchen and baths. The large back yard included a dog run and covered patio for family gatherings and some grass with room for more.

19. 2021-08-11
    soldstatus

    Show marketing remark (463 chars)

    Large 3BR Ranch style home on huge 16,117 square foot lot. Mature Trees. Fully fenced corner lot with room for RV parking and a detached oversized 2-car garage finished with recessed lights and additional electrical. Inside is a split floorplan w/ upgraded finishes, a 2-sided living room fireplace, large dining room and upgraded kitchen and baths. The large back yard included a dog run and covered patio for family gatherings and some grass with room for more.

20. 2021-04-28
    listed $170,900 463-char remark

    Show marketing remark (463 chars)

    Large 3BR Ranch style home on huge 16,117 square foot lot. Mature Trees. Fully fenced corner lot with room for RV parking and a detached oversized 2-car garage finished with recessed lights and additional electrical. Inside is a split floorplan w/ upgraded finishes, a 2-sided living room fireplace, large dining room and upgraded kitchen and baths. The large back yard included a dog run and covered patio for family gatherings and some grass with room for more.

21. 2017-01-30
    soldstatus
22. 2017-01-18
    soldstatus
23. 2015-07-22
    soldstatus
24. 2015-05-19
    soldstatus

    Show marketing remark (257 chars)

    It's a little bit country. Located outside the hustle of town, but only minutes from most conveniences. Make time to see this double-wide mobile home. There's opportunity to grow here. RV access, detached garage and fenced yard. See it before it's too late.

25. 2014-11-20
    listed $55,000

    Show marketing remark (257 chars)

    It's a little bit country. Located outside the hustle of town, but only minutes from most conveniences. Make time to see this double-wide mobile home. There's opportunity to grow here. RV access, detached garage and fenced yard. See it before it's too late.

ⓘ 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: $1,412 · $118/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$187/yr (+$16/mo · 13.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $24,000
• − Mortgage interest: −$11,198
• − Property taxes: −$1,412
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$5,815
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $3,792/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — San Ysidro

• Score: 64/100
• State rank: #69
• US rank: #14393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Ysidro, NM
• Population (ZIP): 25,750

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 19% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 30% Tagalog/Filipino 1%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.30%
• Current HPI: 205.0841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+263.5% since first listed

12 events — show timeline

• 2026-05-23 Price Changed $199,900 SNMMLS as distributed by MLS GRID
• 2026-05-09 Price Changed $204,900 SNMMLS as distributed by MLS GRID
• 2026-05-01 Listed $209,900 SNMMLS as distributed by MLS GRID
• 2021-08-11 Sold (Public Records) — Public Records
• 2021-08-11 Sold (Public Records) — Public Records
• 2021-08-11 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2021-04-28 Listed $170,900 SNMMLS as distributed by MLS GRID
• 2017-01-30 Sold (Public Records) — Public Records
• 2017-01-18 Sold (Public Records) — Public Records
• 2015-07-22 Sold (Public Records) — Public Records
• 2015-05-19 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2014-11-20 Listed $55,000 SNMMLS as distributed by MLS GRID

Property tax history

+6.5%/yr

Latest (2025): $1,412 · +2.5% YoY. Source: county tax records.