1208 Monte Vista Ave · Tularosa, NM 88352

$145,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 150 Days on market

Built 1957 9,365 sqft lot ↓ 16% since listing

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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).

• Cash flow +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +3.3/5.0
• Appreciation +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Updated 3-bedroom, 2-bath home with great outdoor space. Enjoy the durability of a metal roof, the convenience of an elcosed patio plus covered carport, and a detached laundry room that adds extra space and flexibility. The generous backyard is perfect for relaxing, entertaining, or letting pets roam. Comfortable, affordable, and move-in ready! What are you waiting for?

Key facts

• Metal roof
• Covered carport
• Outdoor space

Tags

• OUTDOOR SPACE
• METAL ROOF
• ENCLOSED PATIO
• COVERED CARPORT
• DETACHED LAUNDRY ROOM
• GENEROUS BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $113k (22.8% below list).
• Recommended offer: $113k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#43 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Tularosa Municipal Schools (town): math 11% / reading 48% proficiency, ranked #17 of 29 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.
• Zoned schools: Tularosa Intermediate (math 12% / reading 47%, grade F, #55 of 68 statewide, top 82%, 268 students, 92% FRL); Tularosa Middle (math 8% / reading 52%, grade F, #12 of 27 statewide, top 50%, 144 students, 92% FRL); Tularosa High (math 10% / reading 30%, grade F, #98 of 110 statewide, top 94%, 272 students, 95% FRL) — zoned schools at 93% FRL track the district average.
• Market conditions: 70 active listings in the ZIP; 6 units permitted in Otero 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 $4k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,705 (22.8% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 10.8

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-21,816
• Equity at exit: $21,754

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-16,851
• Equity at exit: $12,615

Cash invested: $40,852 (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 88352

• Home prices YoY: -2.3%
• Active inventory: 70
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $30

Break-even live

Break-even rent $1,089

Max offer price $145,900

Occupancy floor 92%

Sensitivity live

Price	-10% $112	-5% $71	+0% $30	+5% $-11	+10% $-53
Rent	-10% $-59	-5% $-15	+0% $30	+5% $74	+10% $119
Rate	-1.0pp $103	-0.5pp $67	base $30	+0.5pp $-8	+1.0pp $-46

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $145,900 Active 150 DOM
2. 2026-06-19
   days on market $145,900 Active 147 DOM
3. 2026-06-18
   days on market $145,900 Active 146 DOM
4. 2026-06-17
   days on market $145,900 Active 145 DOM
5. 2026-06-16
   days on market $145,900 Active 144 DOM
6. 2026-06-16
   price $145,900 Active 143 DOM
7. 2026-06-15
   days on market $149,900 Active 143 DOM
8. 2026-06-14
   days on market $149,900 Active 141 DOM
9. 2026-06-12
   days on market $149,900 Active 140 DOM
10. 2026-06-09
    days on market $149,900 Active 137 DOM
11. 2026-06-08
    days on market $149,900 Active 136 DOM
12. 2026-06-07
    days on market $149,900 Active 135 DOM
13. 2026-06-02
    days on market $149,900 Active 130 DOM
14. 2026-06-01
    days on market $149,900 Active 129 DOM
15. 2026-05-31
    days on market $149,900 Active 128 DOM
16. 2026-05-30
    days on market $149,900 Active 127 DOM
17. 2026-05-02
    price $149,900 372-char remark

    Show marketing remark (372 chars)

    Updated 3-bedroom, 2-bath home with great outdoor space. Enjoy the durability of a metal roof, the convenience of an elcosed patio plus covered carport, and a detached laundry room that adds extra space and flexibility. The generous backyard is perfect for relaxing, entertaining, or letting pets roam. Comfortable, affordable, and move-in ready! What are you waiting for?

18. 2026-03-26
    price $155,000 372-char remark

    Show marketing remark (372 chars)

    Updated 3-bedroom, 2-bath home with great outdoor space. Enjoy the durability of a metal roof, the convenience of an elcosed patio plus covered carport, and a detached laundry room that adds extra space and flexibility. The generous backyard is perfect for relaxing, entertaining, or letting pets roam. Comfortable, affordable, and move-in ready! What are you waiting for?

19. 2026-03-18
    price $159,000 372-char remark

    Show marketing remark (372 chars)

    Updated 3-bedroom, 2-bath home with great outdoor space. Enjoy the durability of a metal roof, the convenience of an elcosed patio plus covered carport, and a detached laundry room that adds extra space and flexibility. The generous backyard is perfect for relaxing, entertaining, or letting pets roam. Comfortable, affordable, and move-in ready! What are you waiting for?

20. 2026-02-16
    price $169,000 372-char remark

    Show marketing remark (372 chars)

    Updated 3-bedroom, 2-bath home with great outdoor space. Enjoy the durability of a metal roof, the convenience of an elcosed patio plus covered carport, and a detached laundry room that adds extra space and flexibility. The generous backyard is perfect for relaxing, entertaining, or letting pets roam. Comfortable, affordable, and move-in ready! What are you waiting for?

21. 2026-01-23
    listed $179,000 Active 372-char remark

    Show marketing remark (372 chars)

    Updated 3-bedroom, 2-bath home with great outdoor space. Enjoy the durability of a metal roof, the convenience of an elcosed patio plus covered carport, and a detached laundry room that adds extra space and flexibility. The generous backyard is perfect for relaxing, entertaining, or letting pets roam. Comfortable, affordable, and move-in ready! What are you waiting for?

22. 2022-04-11
    soldstatus
23. 2007-08-16
    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: $416 · $35/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$752/yr (+$63/mo · 180.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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: $13,525
• − Mortgage interest: −$8,173
• − Property taxes: −$416
• − Insurance: −$730
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,244
• Taxable loss: −$2,202
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $886/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: Tularosa Municipal Schools
• NCES district ID: 3502670
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 48% ▲ 16.00%
• Median HH income: $34,909
• Composite: 24.19/100
• National rank: #7736
• State rank: #17 of 29 in NM

Livability — Tularosa

• Score: 66/100
• State rank: #43
• US rank: #12240

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tularosa, NM
• Population (ZIP): 4,211

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 51% White 38% Two or more races 29% Native American 5%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Italian 2% Scottish 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.47%
• Current HPI: 189.6639
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.3% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $149,900 OCAOR
• 2026-03-26 Price Changed $155,000 OCAOR
• 2026-03-18 Price Changed $159,000 OCAOR
• 2026-02-16 Price Changed $169,000 OCAOR
• 2026-01-23 Listed $179,000 OCAOR
• 2022-04-11 Sold (Public Records) — Public Records
• 2007-08-16 Sold (Public Records) — Public Records

Property tax history

-2.2%/yr

Latest (2025): $416 · -3.8% YoY. Source: county tax records.