7736 State Highway 55 · Manzano, NM 87061

$75,000

2 bd · 1.0 ba · 43,560 sqft · Other · 51 Days on market

Built 1700 0.90 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +1.2/5.0

Listing remarks

Escape to the mountains with this 2-bedroom fixer-upper situated on just under 1 acre. Surrounded by natural beauty, the home provides privacy, open space, and room to expand or customize to your vision. The residence features a 2-bedroom, one-bath layout 812 sq. ft. and is in need of repairs and updates, making it ideal for investors, renovators, or buyers looking to create a personal mountain retreat. Electric ploe is present but will need to be brought up to code to be re-connected. Septic and well are also present but condition is unknown; buyer to verify all utilities, zoning, and property details.

Key facts

• Privacy
• Open space
• Mountain retreat

Tags

• MOUNTAIN RETREAT
• OPEN SPACE
• ROOM TO EXPAND
• PRIVACY

Property features AI

Exterior

• Utilities: Electricity available; Private well water; Septic tank sewer
• Home design: 2-story home; Faces south; Resale fixer property
• Construction: Frame and stucco construction; Metal pitched roof; Year built not listed
• Exterior features: Deck; Covered patio; Patio; Full fencing; Landscaped grounds; Meadow areas; Many trees; Wooded areas; Scenic views; Paved road frontage on a highway

Interior

• Kitchen: Main-level kitchen (approx. 384 finished area)
• Bedrooms: Upper-level bedroom (approx. 300 finished area)
• Flooring: Carpet
• Bathrooms: One three-quarter bathroom
• Interior features: Wood-framed windows; Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 25/100 on livability (#438 in NM) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Mountainair Public Schools (rural): math 25% / reading 25% proficiency, ranked #25 of 29 in NM (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Torrance County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1700 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1700 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.35% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.41%
• DSCR: 1.86
• GRM: 6.2

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: 25.7%
• Equity multiple: 2.46×
• Total profit: $30,646
• Equity at exit: $33,723

10-year hold

• IRR: 26.4%
• Equity multiple: 4.75×
• Total profit: $78,761
• Equity at exit: $51,972

Cash invested: $21,000 (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 87061

• Active inventory: 4
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$33 /mo · $400/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $340

Break-even live

Break-even rent $580

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $382	-5% $361	+0% $340	+5% $318	+10% $297
Rent	-10% $260	-5% $300	+0% $340	+5% $380	+10% $419
Rate	-1.0pp $377	-0.5pp $359	base $340	+0.5pp $320	+1.0pp $300

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $75,000 Active 51 DOM
2. 2026-06-18
   days on market $75,000 Active 48 DOM
3. 2026-06-17
   days on market $75,000 Active 47 DOM
4. 2026-06-16
   days on market $75,000 Active 46 DOM
5. 2026-06-15
   days on market $75,000 Active 45 DOM
6. 2026-06-13
   days on market $75,000 Active 43 DOM
7. 2026-06-10
   days on market $75,000 Active 40 DOM
8. 2026-06-09
   days on market $75,000 Active 39 DOM
9. 2026-06-08
   days on market $75,000 Active 38 DOM
10. 2026-06-07
    days on market $75,000 Active 37 DOM
11. 2026-06-05
    days on market $75,000 Active 34 DOM
12. 2026-06-03
    days on market $75,000 Active 33 DOM
13. 2026-06-02
    days on market $75,000 Active 32 DOM
14. 2026-06-01
    days on market $75,000 Active 31 DOM
15. 2026-05-31
    days on market $75,000 Active 30 DOM
16. 2026-04-30
    listed $75,000 Active 610-char remark
17. 2023-11-07
    soldstatus
18. 2021-09-07
    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: $400 · $33/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$200/yr (+$17/mo · 50.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 19 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: $12,115
• − Mortgage interest: −$4,201
• − Property taxes: −$400
• − Insurance: −$375
• − Repairs & maintenance: −$969
• − Management: −$969
• − Depreciation: −$2,182
• Taxable income: $3,018
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $3,352/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: Mountainair Public Schools
• NCES district ID: 3501950
• Math proficiency: 25% ▲ 15.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $37,198
• Composite: 20.84/100
• National rank: #8501
• State rank: #25 of 29 in NM

Livability — Manzano

• Score: 25/100
• State rank: #438
• US rank: #28000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 285

Population outlook (Torrance County) Hauer SSP2

• Today (2025): 13,807 people
• By 2030: 12,946 · -6.2%
• By 2040: 11,214 · -18.8%
• By 2050: 9,802 · -29.0%
• By 2075: 7,634 · -44.7%
• By 2100: 5,637 · -59.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 22%

Political lean MEDSL · Torrance

• 2024 margin: Solid R (+38.1) · D 29.9% · R 68.0% · Other 2.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -9.3pp · 2024: -38.1pp
• All cycles: 2024: R+38.1 2020: R+33.4 2016: R+30.8 2012: R+17.4 2008: R+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-30 Listed $75,000 Southwest MLS
• 2023-11-07 Sold (Public Records) — Public Records
• 2021-09-07 Sold (Public Records) — Public Records

Property tax history

+6.9%/yr

Latest (2025): $400 · +5.3% YoY. Source: county tax records.