2310 39th Unit A · Los Alamos, NM 87544

$345,000

3 bd · 1.0 ba · 1,242 sqft · Condo public records · 87 Days on market

Built 1952

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +6.4/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering up $8000 credit with an acceptable. Located on a quiet cul-de-sac in Los Alamos, this end-unit quad offers a convenient location close to many local amenities. The home is situated approximately 2 miles from the LANL badge office and about 1 mile from the Los Alamos Golf Course, with Little Forest Playschool nearby. The property features a spacious fenced yard with fruit trees, providing outdoor space for gardening, relaxing, or entertaining. Inside, the kitchen has been expanded and updated, creating a more open and functional space. A half bath has been added off the kitchen, and the upstairs bathroom has been updated. The property also includes two off-street parking spac

Key facts

• Spacious fenced yard
• Quiet cul-de-sac
• Updated half bath

Tags

• QUIET CUL-DE-SAC
• SPACIOUS FENCED YARD
• FRUIT TREES
• EXPANDED KITCHEN
• UPDATED HALF BATH
• UPDATED BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association present

Exterior

• Utilities: Electricity available; Public water; Public sewer
• Home design: 2-story property; Flat roof
• Construction: Year built per public records
• Exterior features: Flat lot (0.14 acres)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Interior steps; Not ADA compliant

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $345k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/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 $330k (4.4% below list).
• Recommended offer: $324k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#2 in NM, #1,377 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Los Alamos Public Schools (town): math 61% / reading 78% proficiency, ranked #2 of 29 in NM (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 46 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 14 units permitted in Los Alamos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Los Alamos County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $324,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.7

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-22,954
• Equity at exit: $51,441

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $22,069
• Equity at exit: $29,829

Cash invested: $96,600 (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 87544

• Active inventory: 46
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,297 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $519

Break-even live

Break-even rent $2,639

Max offer price $345,000

Occupancy floor 79%

Sensitivity live

Price	-10% $715	-5% $617	+0% $519	+5% $422	+10% $324
Rent	-10% $259	-5% $389	+0% $519	+5% $650	+10% $780
Rate	-1.0pp $693	-0.5pp $607	base $519	+0.5pp $430	+1.0pp $339

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
141 36th St Los Alamos, NM	2.0–3.0	2.0	1241	$4,625	$3.73	2d	89	1.21mi
1926 24th St Los Alamos, NM	2.0	1.0	900	$1,920	$2.13	2d	1	1.33mi
505 Oppenheimer Dr #212 Los Alamos, NM	2.0	2.0	972	$2,450	$2.52	44d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   days on market $345,000 Active 87 DOM
2. 2026-06-19
   days on market $345,000 Active 85 DOM
3. 2026-06-18
   days on market $345,000 Active 84 DOM
4. 2026-06-17
   days on market $345,000 Active 83 DOM
5. 2026-06-16
   days on market $345,000 Active 82 DOM
6. 2026-06-15
   days on market $345,000 Active 81 DOM
7. 2026-06-14
   days on market $345,000 Active 79 DOM
8. 2026-06-12
   days on market $345,000 Active 78 DOM
9. 2026-06-09
   days on market $345,000 Active 75 DOM
10. 2026-06-08
    days on market $345,000 Active 74 DOM
11. 2026-06-07
    days on market $345,000 Active 73 DOM
12. 2026-06-07
    days on market $345,000 Active 72 DOM
13. 2026-06-04
    days on market $345,000 Active 69 DOM
14. 2026-06-02
    days on market $345,000 Active 68 DOM
15. 2026-06-01
    days on market $345,000 Active 67 DOM
16. 2026-05-31
    days on market $345,000 Active 66 DOM
17. 2026-05-31
    days on market $345,000 Active 65 DOM
18. 2026-05-18
    status Active
19. 2026-04-04
    historical Active Under Contract
20. 2026-03-26
    listed $345,000 Active
21. 2019-11-14
    soldstatus
22. 2019-08-07
    historical Pending (Please Show)
23. 2019-08-03
    price $184,900
24. 2019-06-09
    price $198,900
25. 2019-04-08
    listed $210,000 Active

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,175/yr (+$98/mo · 74.1%)

ⓘ 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 2/10 Low 8 d/yr ≥86°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 6/10 Major 11 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,563
• − Mortgage interest: −$19,325
• − Property taxes: −$1,585
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,165
• − Management: −$3,165
• − Depreciation: −$10,036
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $6,099/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: Los Alamos Public Schools
• NCES district ID: 3501650
• Math proficiency: 61% ▲ 14.00%
• Reading proficiency: 78% ▲ 20.00%
• Median HH income: $104,436
• Composite: 64.09/100
• National rank: #577
• State rank: #2 of 29 in NM

Livability — Los Alamos

• Score: 81/100
• State rank: #2
• US rank: #1377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Alamos, NM
• County: Los Alamos County · 13,598 people
• City population: 13,598
• Metro: Los Alamos, NM
• Population (ZIP): 13,598
• Household income: $138,583
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 43.0

Population outlook (Los Alamos County) Hauer SSP2

• Today (2025): 17,874 people
• By 2030: 18,157 · +1.6%
• By 2040: 19,073 · +6.7%
• By 2050: 20,010 · +12.0%
• By 2075: 22,686 · +26.9%
• By 2100: 23,523 · +31.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 11% Asian 7% Black 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 4% Slovak 4% Romanian 3%
• Foreign-born: 14% · China, Canada, South Korea
• Languages at home: 79% English-only · Spanish 9% Chinese 4% Other Indo-European 2%

Political lean MEDSL · Los Alamos

• 2024 margin: Solid D (+30.2) · D 63.4% · R 33.2% · Other 3.4%
• 2008→2024 swing: +23.3pp toward D · 2008: 6.9pp · 2024: 30.2pp
• All cycles: 2024: D+30.2 2020: D+26.6 2016: D+20.3 2012: D+3.7 2008: D+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -377.45%
• Current HPI: 192.7096
• Rent YoY: —
• Metro: Los Alamos, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+64.3% since first listed

8 events — show timeline

• 2026-05-18 Relisted — Santa Fe MLS
• 2026-04-04 Contingent — Santa Fe MLS
• 2026-03-26 Listed $345,000 Santa Fe MLS
• 2019-11-14 Sold (Public Records) — Public Records
• 2019-08-07 Contingent — Santa Fe MLS
• 2019-08-03 Price Changed $184,900 Santa Fe MLS
• 2019-06-09 Price Changed $198,900 Santa Fe MLS
• 2019-04-08 Listed $210,000 Santa Fe MLS

Property tax history

+7.7%/yr

Latest (2025): $1,585 · +3.8% YoY. Source: county tax records.