325 First St · Sunland Park, NM 88063

$232,950

4 bd · 3.0 ba · 1,668 sqft · SingleFamily public records · 112 Days on market

Built 1985 6,420 sqft lot

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Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +2.0/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

This charming home has just hit the market! The main house features 3 bedrooms and 1 full bathroom, offering a comfortable and functional layout. Attached to the main home is a studio-style apartment complete with 1 bedroom, 1 full bathroom, and a kitchen -- perfect for extended family, guests, or rental income. In addition, there is a separate extra bedroom on the property that can be used to accommodate visitors, create a home office, or for added flexibility. The attached apartment is currently rented for $600 per month. There is no lease agreement in place, and the tenant will be vacating by the end of February, providing a great opportunity for an owner-occupant or future rental income.

Key facts

• 6,420 sq ft lot
• Built 1985
• Listed 112 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (35.6% below list).
• Recommended offer: $150k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#125 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: amenities F, commute F, employment F.
• Gadsden Independent Schools (rural): math 20% / reading 34% proficiency, ranked #21 of 29 in NM (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Desert View Elementary (400 students, 100% FRL); Santa Teresa Middle (math 24% / reading 24%, grade F, #20 of 27 statewide, top 77%, 625 students, 100% FRL); Santa Teresa High (math 27% / reading 42%, grade F, #73 of 110 statewide, top 66%, 1,198 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 144 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.6% local appreciation)).
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,102 (35.6% 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. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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: 0.64% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.60%
• DSCR: 0.80
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.93×
• Total profit: $-4,494
• Equity at exit: $87,137

10-year hold

• IRR: 3.3%
• Equity multiple: 1.43×
• Total profit: $28,031
• Equity at exit: $121,930

Cash invested: $65,226 (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 88063

• Home prices YoY: 0.6%
• Active inventory: 144
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$1,222
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-250

Break-even live

Break-even rent $1,817

Max offer price $188,791

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-184	+0% $-250	+5% $-316	+10% $-382
Rent	-10% $-369	-5% $-309	+0% $-250	+5% $-191	+10% $-131
Rate	-1.0pp $-133	-0.5pp $-191	base $-250	+0.5pp $-310	+1.0pp $-372

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: $58,238
• Closing costs: $6,988
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Edgewood Dr Sunland Park, NM	3.0	2.0	1676	$1,525	$0.91	45d	1	0.30mi
309 Mora Dr Unit B Sunland Park, NM	3.0	2.0	1350	$1,400	$1.04	45d	1	1.02mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $232,950 Pending 112 DOM
2. 2026-06-10
   days on market $232,950 Active Under Contract 111 DOM
3. 2026-06-09
   days on market $232,950 Active Under Contract 110 DOM
4. 2026-06-08
   days on market $232,950 Active Under Contract 109 DOM
5. 2026-06-07
   days on market $232,950 Active Under Contract 108 DOM
6. 2026-06-05
   days on market $232,950 Active Under Contract 105 DOM
7. 2026-06-02
   days on market $232,950 Active Under Contract 103 DOM
8. 2026-06-01
   days on market $232,950 Active Under Contract 102 DOM
9. 2026-05-31
   days on market $232,950 Active Under Contract 101 DOM
10. 2026-05-30
    days on market $232,950 Active Under Contract 100 DOM
11. 2026-05-18
    historical Active Under Contract 713-char remark

    Show marketing remark (713 chars)

    This charming home has just hit the market! The main house features 3 bedrooms and 1 full bathroom, offering a comfortable and functional layout. Attached to the main home is a studio-style apartment complete with 1 bedroom, 1 full bathroom, and a kitchen -- perfect for extended family, guests, or rental income. In addition, there is a separate extra bedroom on the property that can be used to accommodate visitors, create a home office, or for added flexibility. The attached apartment is currently rented for $600 per month. There is no lease agreement in place, and the tenant will be vacating by the end of February, providing a great opportunity for an owner-occupant or future rental income.

12. 2026-04-24
    price $232,950 713-char remark

    Show marketing remark (713 chars)

    This charming home has just hit the market! The main house features 3 bedrooms and 1 full bathroom, offering a comfortable and functional layout. Attached to the main home is a studio-style apartment complete with 1 bedroom, 1 full bathroom, and a kitchen -- perfect for extended family, guests, or rental income. In addition, there is a separate extra bedroom on the property that can be used to accommodate visitors, create a home office, or for added flexibility. The attached apartment is currently rented for $600 per month. There is no lease agreement in place, and the tenant will be vacating by the end of February, providing a great opportunity for an owner-occupant or future rental income.

13. 2026-03-26
    price $233,950 713-char remark

    Show marketing remark (713 chars)

    This charming home has just hit the market! The main house features 3 bedrooms and 1 full bathroom, offering a comfortable and functional layout. Attached to the main home is a studio-style apartment complete with 1 bedroom, 1 full bathroom, and a kitchen -- perfect for extended family, guests, or rental income. In addition, there is a separate extra bedroom on the property that can be used to accommodate visitors, create a home office, or for added flexibility. The attached apartment is currently rented for $600 per month. There is no lease agreement in place, and the tenant will be vacating by the end of February, providing a great opportunity for an owner-occupant or future rental income.

14. 2026-02-19
    listed $234,950 Active 713-char remark

    Show marketing remark (713 chars)

    This charming home has just hit the market! The main house features 3 bedrooms and 1 full bathroom, offering a comfortable and functional layout. Attached to the main home is a studio-style apartment complete with 1 bedroom, 1 full bathroom, and a kitchen -- perfect for extended family, guests, or rental income. In addition, there is a separate extra bedroom on the property that can be used to accommodate visitors, create a home office, or for added flexibility. The attached apartment is currently rented for $600 per month. There is no lease agreement in place, and the tenant will be vacating by the end of February, providing a great opportunity for an owner-occupant or future rental income.

ⓘ 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: $1,405 · $117/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$458/yr (+$38/mo · 32.6%)

ⓘ 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 6/10 Major 6 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,012
• − Mortgage interest: −$13,049
• − Property taxes: −$1,405
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$6,777
• Taxable loss: −$7,265
• Est. tax savings @ 24.0%: +$1,744
• After-tax cash flow: $-1,256/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: Gadsden Independent Schools
• NCES district ID: 3501080
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $28,461
• Composite: 21.6/100
• National rank: #8298
• State rank: #21 of 29 in NM

Livability — Sunland Park

• Score: 59/100
• State rank: #125
• US rank: #20003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunland Park, NM
• City population: 11,282
• Population (ZIP): 11,282

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 37% White 4%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 29% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 1.62%
• Current HPI: 257.9938
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-0.9% since first listed

4 events — show timeline

• 2026-05-18 Contingent — GEPARMLS
• 2026-04-24 Price Changed $232,950 GEPARMLS
• 2026-03-26 Price Changed $233,950 GEPARMLS
• 2026-02-19 Listed $234,950 GEPARMLS

Property tax history

+3.7%/yr

Latest (2025): $1,405 · +2.8% YoY. Source: county tax records.