1499 San Diego Loop · Jemez Springs, NM 87025

$225,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 38 Days on market

Built 1973 2.59 ac lot $335/sqft · 11% below area Est $325k · 31% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• Cash flow +5.7/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

Talk about the perfect getaway at a great price! Make this one yours and start enjoying your mountain RETREAT this season! Not many available in this price range anymore. Cute & cozy cabin nestled on a wooded lot in Area 2, just north of Jemez Springs, with jaw-dropping views and endless possibilities. Bordered by Santa Fe National Forest on TWO sides! Open concept living, dining & kitchen area with a centrally located woodstove, knotty pine ceilings, wood flooring & a mini split system. Cozy mountain kitchen with warm pine cabinets, rustic wood accents & a vintage electric cook stove full of classic mid-century charm! Two lofts upstairs add extra sleeping or hangout space. Firewise tree clearing recently completed. Sweet deck to soak in those mountain views. County-maintained road & Jemez Springs Water Co-op. This is NO COOKIE CUTTER HOME!! GET IT QUICK!

Key facts

• Open concept living
• Wooded lot
• Knotty pine ceilings

Tags

• WOODED LOT
• JAW-DROPPING VIEWS
• SANTA FE NATIONAL FOREST
• OPEN CONCEPT LIVING
• CENTRALLY LOCATED WOODSTOVE
• KNOTTY PINE CEILINGS

Property features AI

Finance

• Other: Lot size approximately 2.59 acres; Zoning: RRA
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Electricity connected; Community/co-op water; Septic tank sewer
• Home design: Single-story home; Faces south; Resale property
• Construction: Metal roof; Frame construction with wood siding; Block foundation; Built by unknown builder
• Exterior features: Deck; Landscaped grounds; Wooded lot; Scenic views; County road frontage with gravel surface

Interior

• Kitchen: Free-standing electric range; Refrigerator
• Bedrooms: Three bedrooms possible
• Flooring: Carpet; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Ductless cooling; Combination heating system; Ductless heating; Wood stove (fireplace)
• Interior features: Built-in bookcases; Ceiling fans; Cathedral ceilings; Entrance foyer; Main-level primary bedroom; Double-pane insulated windows
• Laundry & utility: Washer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-465 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (36.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (51.4% below list).
• Recommended offer: $109k (51.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#21 in NM) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: cost of living C-, health & safety C-, amenities F.
• Market conditions: 47 active listings in the ZIP; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.6% local appreciation)).
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($218k) 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

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,259 (51.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 17.2

CMA / ARV

• ARV (median comp): $325,000
• List price: $225,000
• Delta: -30.77%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
930 San Diego Loop	0.50mi	1/1.0 (-1)	675 (+0%)	1mo	$325,000	$481	70

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

Projected returns pro-forma

3.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.08×
• Total profit: $5,267
• Equity at exit: $109,544

10-year hold

• IRR: 4.9%
• Equity multiple: 1.80×
• Total profit: $50,602
• Equity at exit: $175,641

Cash invested: $63,000 (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 87025

• Home prices YoY: 1.6%
• Active inventory: 47
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-465

Break-even live

Break-even rent $1,681

Max offer price $142,941

Occupancy floor —

Sensitivity live

Price	-10% $-337	-5% $-401	+0% $-465	+5% $-528	+10% $-592
Rent	-10% $-551	-5% $-508	+0% $-465	+5% $-421	+10% $-378
Rate	-1.0pp $-351	-0.5pp $-407	base $-465	+0.5pp $-523	+1.0pp $-582

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $225,000 Active 38 DOM
2. 2026-06-17
   days on market $225,000 Active 37 DOM
3. 2026-06-16
   days on market $225,000 Active 36 DOM
4. 2026-06-15
   days on market $225,000 Active 35 DOM
5. 2026-06-13
   days on market $225,000 Active 33 DOM
6. 2026-06-10
   days on market $225,000 Active 30 DOM
7. 2026-06-09
   days on market $225,000 Active 29 DOM
8. 2026-06-08
   days on market $225,000 Active 28 DOM
9. 2026-06-07
   days on market $225,000 Active 27 DOM
10. 2026-06-03
    days on market $225,000 Active 23 DOM
11. 2026-06-02
    days on market $225,000 Active 22 DOM
12. 2026-06-01
    days on market $225,000 Active 21 DOM
13. 2026-05-31
    days on market $225,000 Active 20 DOM
14. 2026-05-11
    listed $225,000 Active 897-char remark

    Show marketing remark (897 chars)

    Talk about the perfect getaway at a great price! Make this one yours and start enjoying your mountain RETREAT this season! Not many available in this price range anymore. Cute & cozy cabin nestled on a wooded lot in Area 2, just north of Jemez Springs, with jaw-dropping views and endless possibilities. Bordered by Santa Fe National Forest on TWO sides! Open concept living, dining & kitchen area with a centrally located woodstove, knotty pine ceilings, wood flooring & a mini split system. Cozy mountain kitchen with warm pine cabinets, rustic wood accents & a vintage electric cook stove full of classic mid-century charm! Two lofts upstairs add extra sleeping or hangout space. Firewise tree clearing recently completed. Sweet deck to soak in those mountain views. County-maintained road & Jemez Springs Water Co-op. This is NO COOKIE CUTTER HOME!! GET IT QUICK!

15. 2026-05-10
    listed $225,000 Active 822-char remark
16. 2002-01-31
    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: $648 · $54/mo
• Projected year-2 tax: $1,800 · $150/mo
• Expected delta: +$1,152/yr (+$96/mo · 177.8%)

ⓘ 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 8/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥84°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: $13,111
• − Mortgage interest: −$12,603
• − Property taxes: −$648
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$6,545
• Taxable loss: −$9,909
• Est. tax savings @ 24.0%: +$2,378
• After-tax cash flow: $-3,196/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)

No district data.

Livability — Jemez Springs

• Score: 70/100
• State rank: #21
• US rank: #7965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,338

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 24% Two or more races 13% Asian 9% Native American 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 6% Slovak 3% Romanian 3%
• Foreign-born: 11%
• Languages at home: 78% English-only · Spanish 9% Other Asian/Pacific 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.65%
• Current HPI: 225.5889
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listed $225,000 Santa Fe MLS
• 2026-05-10 Listed $225,000 Southwest MLS
• 2002-01-31 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2024): $648 · +3.5% YoY. Source: county tax records.