13 Running Indian Dr · La Luz, NM 88310

$174,900

2 bd · 2.0 ba · 929 sqft · SingleFamily public records · 13 Days on market

Built 2023 0.28 ac lot ↓ 5% 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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for easy living or a seasonal retreat, this home feels like new and even smells new. The bright living room offers beautiful mountain views and a comfortable space to relax. The open layout keeps the kitchen within easy reach of the living area, creating a natural flow throughout the home. The kitchen offers plenty of cabinets and counter space, with room for a dining table nearby. The appliances are also like new. The main bedroom has plenty of room for a king bed, and the east-facing window provides lovely mountain views and morning light. The second bedroom works well for guests or as an office, as it is currently arranged. The covered patio is great for barbecues and gatherings. Enjoy sunrises and the changing colors on the mountains at sunset from the covered deck. The yard is designed for easy care with turf and xeriscaping, and the fenced yard provides added privacy. A shed offers additional storage. Schedule your showing today to see this beautiful home.

Key facts

• Open-concept design
• Ample cabinetry
• Natural light

Tags

• MOUNTAIN SCENERY
• NATURAL LIGHT
• OPEN-CONCEPT DESIGN
• AMPLE CABINETRY
• GENEROUS COUNTER SPACE
• CONVENIENT DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-21 ($-253/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.3% below list).
• Recommended offer: $129k (26.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#70 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety C-, schools F, amenities F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 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 $5k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,950 (26.3% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.36×
• Total profit: $-31,499
• Equity at exit: $26,078

10-year hold

• IRR: -13.5%
• Equity multiple: 0.26×
• Total profit: $-36,406
• Equity at exit: $15,122

Cash invested: $48,972 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-21

Break-even live

Break-even rent $1,316

Max offer price $171,169

Occupancy floor 97%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $174,900 Pending 13 DOM
2. 2026-06-17
   days on market $174,900 Active 13 DOM
3. 2026-06-16
   days on market $174,900 Active 12 DOM
4. 2026-06-15
   days on market $174,900 Active 11 DOM
5. 2026-06-13
   days on market $174,900 Active 9 DOM
6. 2026-06-13
   days on market $174,900 Active 8 DOM
7. 2026-06-10
   days on market $174,900 Active 6 DOM
8. 2026-06-09
   days on market $174,900 Active 5 DOM
9. 2026-06-08
   days on market $174,900 Active 4 DOM
10. 2026-06-07
    pricedays on marketlisting id $174,900 Active 3 DOM
11. 2026-06-03
    days on market $179,900 Active 198 DOM
12. 2026-06-03
    days on market $179,900 Active 197 DOM
13. 2026-06-01
    days on market $179,900 Active 196 DOM
14. 2026-05-31
    days on market $179,900 Active 195 DOM
15. 2026-03-19
    price $179,900 982-char remark

    Show marketing remark (982 chars)

    Ready for easy living or a seasonal retreat, this home feels like new and even smells new. The bright living room offers beautiful mountain views and a comfortable space to relax. The open layout keeps the kitchen within easy reach of the living area, creating a natural flow throughout the home. The kitchen offers plenty of cabinets and counter space, with room for a dining table nearby. The appliances are also like new. The main bedroom has plenty of room for a king bed, and the east-facing window provides lovely mountain views and morning light. The second bedroom works well for guests or as an office, as it is currently arranged. The covered patio is great for barbecues and gatherings. Enjoy sunrises and the changing colors on the mountains at sunset from the covered deck. The yard is designed for easy care with turf and xeriscaping, and the fenced yard provides added privacy. A shed offers additional storage. Schedule your showing today to see this beautiful home.

16. 2025-11-12
    listed $189,700 Active 982-char remark

    Show marketing remark (982 chars)

    Ready for easy living or a seasonal retreat, this home feels like new and even smells new. The bright living room offers beautiful mountain views and a comfortable space to relax. The open layout keeps the kitchen within easy reach of the living area, creating a natural flow throughout the home. The kitchen offers plenty of cabinets and counter space, with room for a dining table nearby. The appliances are also like new. The main bedroom has plenty of room for a king bed, and the east-facing window provides lovely mountain views and morning light. The second bedroom works well for guests or as an office, as it is currently arranged. The covered patio is great for barbecues and gatherings. Enjoy sunrises and the changing colors on the mountains at sunset from the covered deck. The yard is designed for easy care with turf and xeriscaping, and the fenced yard provides added privacy. A shed offers additional storage. Schedule your showing today to see this beautiful home.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$802/yr (+$67/mo · 134.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 24 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: $15,474
• − Mortgage interest: −$9,797
• − Property taxes: −$597
• − Insurance: −$874
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$5,088
• Taxable loss: −$3,358
• Est. tax savings @ 24.0%: +$806
• After-tax cash flow: $553/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — La Luz

• Score: 64/100
• State rank: #70
• US rank: #14588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Otero County · 36,983 people
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

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 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

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: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-5.2% since first listed

2 events — show timeline

• 2026-03-19 Price Changed $179,900 OCAOR
• 2025-11-12 Listed $189,700 OCAOR

Property tax history

+89.9%/yr

Latest (2025): $597 · +465.0% YoY. Source: county tax records.