9320 Teak Timber Rd Unit 9340 Teak Timber · Mesquite, NM 88047

$90,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 8 Days on market

Built 1985 Fair condition 0.50 ac lot

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Why this score? — see what drove the B- 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.9/10.0
• Schools +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Great value just outside the city limits! This mobile home sits on a nice clean half acre lot withfull utility hook ups, sewer, water, and electricity and a premium Morgan shed. The home needsa few repairs but offers incredible potential for the right buyer. Perfect affordable Country Living! Expected to go active for showings, July 15.

Key facts

• Utility hook ups
• Half acre lot
• Morgan shed

Tags

• HALF ACRE LOT
• UTILITY HOOK UPS
• MORGAN SHED

Property features AI

Finance

• Other: Located in Brazito subdivision; Directions: GPS

Exterior

• Parking: Covered carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single wide); One story
• Construction: Frame construction with steel siding; Shingle roof
• Exterior features: Chain-link fencing; Shed(s)

Interior

• Kitchen: Gas range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Evaporative cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Washer and dryer (washer/dryer noted); Laundry located in hall; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 56/100 on livability (#197 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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: 4 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $2k appreciation (1.7% local appreciation)).
• At projected returns (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.51%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.81×
• Total profit: $20,356
• Equity at exit: $34,199

10-year hold

• IRR: 17.9%
• Equity multiple: 3.33×
• Total profit: $58,659
• Equity at exit: $48,268

Cash invested: $25,200 (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 88047

• Home prices YoY: 0.9%
• Active inventory: 4
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,093 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $242

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $90,000 Coming Soon 8 DOM
2. 2026-06-17
   days on market $90,000 Coming Soon 7 DOM
3. 2026-06-16
   days on market $90,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $90,000 Coming Soon 5 DOM
5. 2026-06-14
   days on market $90,000 Coming Soon 3 DOM
6. 2026-06-13
   remarks 338-char remark
7. 2026-06-13
   listed $90,000 Coming Soon 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 26 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: $13,118
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,618
• Taxable income: $1,560
• Est. tax owed @ 24.0%: −$374
• After-tax cash flow: $2,525/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.

Condition & rehab AI · 6 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance to improve its condition and increase its resale and rental value. Addressing the exterior siding, interior flooring, and painting will significantly enhance the home's curb appeal and overall condition.

Repairs flagged

• Major exterior siding — The siding is visibly weathered and peeling.
• Major interior flooring — The flooring is worn and may need replacement.
• Major interior walls/paint — The paint is peeling in some areas, indicating the need for repainting or replacement.
• Major landscaping — The landscaping is minimal and may need to be improved to enhance curb appeal.
• Major fencing — The fencing is in poor condition and may need repair or replacement.
• Minor HVAC unit — The unit appears to be in average condition, but further inspection is needed to determine its functionality.

Value-add opportunities

• Both Painting and repainting the exterior siding and interior walls — Painting will improve the home's curb appeal and interior appearance, making it more attractive to potential buyers and renters.
• Both Replacing the flooring — Replacing the worn flooring will improve the home's overall condition and make it more appealing to potential buyers and renters.
• Both Landscaping and improving the curb appeal — Landscaping will enhance the home's curb appeal and make it more attractive to potential buyers and renters.
• Both Repairing or replacing the fencing — Repairing or replacing the fencing will improve the home's security and make it more appealing to potential buyers and renters.
• Both Inspecting and potentially replacing the HVAC unit — Inspecting the HVAC unit will ensure it is functioning properly and may be necessary to improve the home's comfort and energy efficiency. This will make it more attractive to potential buyers and renters.
• Both Addressing any structural issues — Addressing any structural issues will improve the home's overall condition and make it more appealing to potential buyers and renters. This may include repairing or replacing the foundation or structure as needed.

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · The siding is visibly weathered and peeling.	Major	$15,000–50,000
interior flooring · The flooring is worn and may need replacement.	Major	$15,000–50,000
interior walls/paint · The paint is peeling in some areas, indicating the need for repainting or replacement.	Major	$15,000–50,000
landscaping · The landscaping is minimal and may need to be improved to enhance curb appeal.	Major	$15,000–50,000
fencing · The fencing is in poor condition and may need repair or replacement.	Major	$15,000–50,000
HVAC unit · The unit appears to be in average condition, but further inspection is needed to determine its functionality.	Minor	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Both Painting and repainting the exterior siding and interior walls — Painting will improve the home's curb appeal and interior appearance, making it more attractive to potential buyers and renters. ↑
• Both Replacing the flooring — Replacing the worn flooring will improve the home's overall condition and make it more appealing to potential buyers and renters. ↑
• Both Landscaping and improving the curb appeal — Landscaping will enhance the home's curb appeal and make it more attractive to potential buyers and renters. ↑
• Both Repairing or replacing the fencing — Repairing or replacing the fencing will improve the home's security and make it more appealing to potential buyers and renters. ↑
• Both Inspecting and potentially replacing the HVAC unit — Inspecting the HVAC unit will ensure it is functioning properly and may be necessary to improve the home's comfort and energy efficiency. This will make it more attractive to potential buyers and renters. ↑
• Both Addressing any structural issues — Addressing any structural issues will improve the home's overall condition and make it more appealing to potential buyers and renters. This may include repairing or replacing the foundation or structure as needed. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Mesquite

• Score: 56/100
• State rank: #197
• US rank: #23090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,410

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: Predominantly Hispanic (73%)
• Race & ethnicity: Hispanic / Latino 73% White 27% Two or more races 15%
• Hispanic origin (detail): Mexican 73%
• Common ancestry: Slovak 1% Russian 0%
• Foreign-born: 11% · Canada
• Languages at home: 44% English-only · Spanish 56%

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: ▲ 1.73%
• Current HPI: 200.8053
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Coming Soon $90,000 SNMMLS as distributed by MLS GRID