1412 8th St · Las Vegas, NM 87701

$143,900

3 bd · 4.0 ba · 1,880 sqft · Other public records · 273 Days on market

Built 1940 7,405 sqft lot ↓ 14% since listing

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

Key facts

• Two separate units
• Bonus room
• Long driveway

Tags

• INCOME GENERATING DUPLEX
• TWO SEPARATE UNITS
• BONUS ROOM
• PARTIALLY FINISHED BASEMENT
• LONG DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath other listed at $144k.

Deal economics

• At list price, monthly cash flow is $204 ($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 $141k (1.9% below list).
• Recommended offer: $127k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#22 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, amenities A; Watch: schools D-, crime F, commute F.
• Las Vegas City Public Schools (town): math 17% / reading 31% proficiency, ranked #52 of 95 in NM (top 55%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 89 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $995 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Miguel County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $36k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1940 — 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 D-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. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.5

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,368
• Equity at exit: $21,456

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,564
• Equity at exit: $12,442

Cash invested: $40,292 (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 87701

• Active inventory: 89
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$755
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $204

Break-even live

Break-even rent $1,154

Max offer price $143,900

Occupancy floor 81%

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: $35,975
• Closing costs: $4,317
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $143,900 Active 273 DOM
2. 2026-06-17
   days on market $143,900 Active 272 DOM
3. 2026-06-16
   days on market $143,900 Active 271 DOM
4. 2026-06-15
   days on market $143,900 Active 270 DOM
5. 2026-06-13
   days on market $143,900 Active 268 DOM
6. 2026-06-12
   days on market $143,900 Active 267 DOM
7. 2026-06-09
   days on market $143,900 Active 264 DOM
8. 2026-06-08
   days on market $143,900 Active 263 DOM
9. 2026-06-07
   days on market $143,900 Active 262 DOM
10. 2026-06-07
    pricedays on market $143,900 Active 261 DOM
11. 2026-06-04
    days on market $153,900 Active 258 DOM
12. 2026-06-02
    days on market $153,900 Active 257 DOM
13. 2026-06-01
    days on market $153,900 Active 256 DOM
14. 2026-05-31
    days on market $153,900 Active 255 DOM
15. 2026-05-04
    price $153,900 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

16. 2026-05-04
    price $153,900 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

17. 2026-03-18
    price $157,900 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

18. 2026-03-18
    price $157,900 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

19. 2026-03-18
    status Active 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

20. 2026-03-18
    status Active 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

21. 2026-02-25
    historical Active Under Contract 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

22. 2026-02-25
    status Pending 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

23. 2026-02-19
    price $166,900 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

24. 2026-02-19
    price $166,900 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

25. 2026-01-14
    price $170,000 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

26. 2026-01-14
    price $170,000 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

27. 2025-12-04
    price $175,000 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

28. 2025-12-04
    price $175,000 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

29. 2025-10-10
    price $178,000 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

30. 2025-10-10
    price $178,000 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

31. 2025-09-17
    listed $180,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

32. 2025-09-16
    listed $180,000 Active 1094-char remark

    Show marketing remark (1094 chars)

    Income-generating duplex featuring two separate units totaling 1,880 sq ft. The main unit offers 1,306 sq ft with 2 bedrooms, 1 bathroom, and a bonus room located past the laundry room suitable for office, storage, or workspace. The larger unit also includes a generous partially finished basement for additional storage. The secondary unit provides 574 sq ft with 1 bedroom and 1 bathroom and is currently occupied with tenants. The property includes a long driveway accommodating parking for both units. Both units with recent and current rental history, with potential to benefit from modern updates. This property offers multiple investment strategies: maintain as a rental property with existing tenant income, use as owner-occupied investment by living in the larger unit while collecting rent from the smaller unit, or develop as a family compound. Located near restaurants and shopping for convenience, also walking distance to Highlands University - convenient for student tenants! Ready for buyer's updates and improvements to maximize potential. * * * ALL OFFERS CONSIDERED * * *

33. 2005-10-04
    soldstatus

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,165 · $97/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 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥89°F today · 15 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: $16,943
• − Mortgage interest: −$8,061
• − Property taxes: −$1,165
• − Insurance: −$720
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,186
• Taxable income: $101
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,421/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 Vegas City Public Schools
• NCES district ID: 3501530
• Math proficiency: 17% —
• Reading proficiency: 31% —
• Median HH income: $32,148
• Composite: 22.58/100
• National rank: #13441
• State rank: #52 of 95 in NM

Livability — Las Vegas

• Score: 70/100
• State rank: #22
• US rank: #8084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Vegas, NM
• Population (ZIP): 17,864

Population outlook (San Miguel County) Hauer SSP2

• Today (2025): 25,750 people
• By 2030: 24,399 · -5.2%
• By 2040: 21,705 · -15.7%
• By 2050: 19,188 · -25.5%
• By 2075: 15,030 · -41.6%
• By 2100: 12,418 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (77%)
• Race & ethnicity: Hispanic / Latino 77% Two or more races 28% White 16% Native American 3% Black 1%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Lithuanian 1% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 55% English-only · Spanish 42%

Political lean MEDSL · San Miguel

• 2024 margin: Strong D (+27.9) · D 62.9% · R 35.0% · Other 2.1%
• 2008→2024 swing: -32.7pp toward R · 2008: 60.6pp · 2024: 27.9pp
• All cycles: 2024: D+27.9 2020: D+38.7 2016: D+46.4 2012: D+56.8 2008: D+60.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.60%
• Current HPI: 166.7301
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.5% since first listed

19 events — show timeline

• 2026-05-04 Price Changed $153,900 NMMLS
• 2026-05-04 Price Changed $153,900 Santa Fe MLS
• 2026-03-18 Price Changed $157,900 NMMLS
• 2026-03-18 Price Changed $157,900 Santa Fe MLS
• 2026-03-18 Relisted — NMMLS
• 2026-03-18 Relisted — Santa Fe MLS
• 2026-02-25 Contingent — Santa Fe MLS
• 2026-02-25 Pending — NMMLS
• 2026-02-19 Price Changed $166,900 NMMLS
• 2026-02-19 Price Changed $166,900 Santa Fe MLS
• 2026-01-14 Price Changed $170,000 NMMLS
• 2026-01-14 Price Changed $170,000 Santa Fe MLS
• 2025-12-04 Price Changed $175,000 NMMLS
• 2025-12-04 Price Changed $175,000 Santa Fe MLS
• 2025-10-10 Price Changed $178,000 NMMLS
• 2025-10-10 Price Changed $178,000 Santa Fe MLS
• 2025-09-17 Listed $180,000 Santa Fe MLS
• 2025-09-16 Listed $180,000 NMMLS
• 2005-10-04 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,165 · +1.0% YoY. Source: county tax records.