120 Torreon Dr · Clovis, NM 88101

$149,900

3 bd · 1.0 ba · 1,480 sqft · Other · 65 Days on market

Built 1950 7,200 sqft lot $101/sqft · 41% below area Est $255k · 41% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 3 bedroom, 1 bath property offering both comfort and functionality. You walk into a spacious living area that sets the tone for this house. Just off the living area you'll find a unique flex space connecting the living room and kitchen, offering abundant cabinet storage and a countertop space. This area is current being used as an office space, but could serve as a coffee bar, homework station, or craft area! The kitchen offers plenty of room for cooking and gathering with a dedicated dining area, a convenient laundry space and door to the 1 car garage. The layout is functional and open making everyday living easy and efficient. All three bedrooms are well sized and the home offers a simple, practical floor plan with great use of space throughout. This home is full of potienal and ready for its next owner to make it there own!

Key facts

• Countertop space
• 7,200 sq ft lot
• Garage

Tags

• ABUNDANT CABINET STORAGE
• COUNTERTOP SPACE
• DEDICATED DINING AREA
• CONVENIENT LAUNDRY SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $135k (9.7% below list).
• Recommended offer: $135k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry 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 $4k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,351 (9.7% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.90% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 9.2

CMA / ARV

• ARV (median comp): $254,762
• List price: $149,900
• Delta: -41.16%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,610
• Equity at exit: $22,351

10-year hold

• IRR: 5.5%
• Equity multiple: 1.45×
• Total profit: $18,983
• Equity at exit: $12,961

Cash invested: $41,972 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$786
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $160

Break-even live

Break-even rent $1,151

Max offer price $149,900

Occupancy floor 83%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3205 N Main St Unit 301 Clovis, NM	3.0	2.0	1017	$1,350	$1.33	43d	1	0.33mi
2517 Ross St Clovis, NM	2.0	1.0	991	$950	$0.96	43d	1	0.43mi
3520 Adenmor Ct Clovis, NM	2.0	1.5	1230	$1,200	$0.98	43d	1	0.84mi
532 Circle Dr Clovis, NM	3.0	1.5	1114	$1,100	$0.99	43d	1	0.90mi
800 Laurelwood Dr Unit 804-2 Clovis, NM	2.0	1.0	897	$1,250	$1.39	43d	1	0.91mi
1621 N Lea St Clovis, NM	3.0	2.0	1650	$1,500	$0.91	44d	1	0.97mi
1509 W Llano Estacado Blvd Unit b Clovis, NM	2.0	2.0	912	$1,250	$1.37	43d	1	1.20mi
37 Paseo Vlg Clovis, NM	3.0	2.0	1564	$1,600	$1.02	43d	1	1.36mi
513 Tucker Ave Clovis, NM	3.0	2.0	1168	$1,150	$0.98	43d	1	1.47mi

Listing history 20 events

1. 2026-06-19
   days on market $149,900 Active 65 DOM
2. 2026-06-18
   days on market $149,900 Active 64 DOM
3. 2026-06-17
   days on market $149,900 Active 63 DOM
4. 2026-06-16
   days on market $149,900 Active 62 DOM
5. 2026-06-15
   days on market $149,900 Active 61 DOM
6. 2026-06-14
   days on market $149,900 Active 59 DOM
7. 2026-06-12
   days on market $149,900 Active 58 DOM
8. 2026-06-09
   days on market $149,900 Active 55 DOM
9. 2026-06-08
   days on market $149,900 Active 54 DOM
10. 2026-06-07
    days on market $149,900 Active 53 DOM
11. 2026-06-03
    days on market $149,900 Active 49 DOM
12. 2026-06-02
    days on market $149,900 Active 48 DOM
13. 2026-06-01
    days on market $149,900 Active 47 DOM
14. 2026-05-31
    days on market $149,900 Active 46 DOM
15. 2026-05-30
    days on market $149,900 Active 45 DOM
16. 2026-05-01
    price $149,900 852-char remark

    Show marketing remark (852 chars)

    Come see this 3 bedroom, 1 bath property offering both comfort and functionality. You walk into a spacious living area that sets the tone for this house. Just off the living area you'll find a unique flex space connecting the living room and kitchen, offering abundant cabinet storage and a countertop space. This area is current being used as an office space, but could serve as a coffee bar, homework station, or craft area! The kitchen offers plenty of room for cooking and gathering with a dedicated dining area, a convenient laundry space and door to the 1 car garage. The layout is functional and open making everyday living easy and efficient. All three bedrooms are well sized and the home offers a simple, practical floor plan with great use of space throughout. This home is full of potienal and ready for its next owner to make it there own!

17. 2026-04-15
    listed $154,900 Active 852-char remark

    Show marketing remark (852 chars)

    Come see this 3 bedroom, 1 bath property offering both comfort and functionality. You walk into a spacious living area that sets the tone for this house. Just off the living area you'll find a unique flex space connecting the living room and kitchen, offering abundant cabinet storage and a countertop space. This area is current being used as an office space, but could serve as a coffee bar, homework station, or craft area! The kitchen offers plenty of room for cooking and gathering with a dedicated dining area, a convenient laundry space and door to the 1 car garage. The layout is functional and open making everyday living easy and efficient. All three bedrooms are well sized and the home offers a simple, practical floor plan with great use of space throughout. This home is full of potienal and ready for its next owner to make it there own!

18. 2022-08-19
    soldstatus 959-char remark

    Show marketing remark (959 chars)

    Come see this serene home on Torreon Drive today!  This 3 bedroom, 1 bath home features a spacious living area with a wood-burning stove for cozy winters.  Off the livingroom is the hall with full bath and 3 bedrooms; each bedroom features a spacious closet!  One of the bedrooms has counterspace; great for projects!  From the living room gives access to another hall way with many cabinets and counter space - perfect for hobbies or projects!  Through the hall way is the huge eat-in kitchen!  All appliances are included; washer and dryer too!  Through the kitchen there is a door to the covered patio and backyard.   The spacious backyard features trees, including a white mulberry tree!  This home also includes a 1-car garage with automatic door, garage has a doorway to the kitchen.  The front yard features a large mature tree for shady relaxation. Make this house your home today!

19. 2022-08-19
    soldstatus

    Show marketing remark (959 chars)

    Come see this serene home on Torreon Drive today!  This 3 bedroom, 1 bath home features a spacious living area with a wood-burning stove for cozy winters.  Off the livingroom is the hall with full bath and 3 bedrooms; each bedroom features a spacious closet!  One of the bedrooms has counterspace; great for projects!  From the living room gives access to another hall way with many cabinets and counter space - perfect for hobbies or projects!  Through the hall way is the huge eat-in kitchen!  All appliances are included; washer and dryer too!  Through the kitchen there is a door to the covered patio and backyard.   The spacious backyard features trees, including a white mulberry tree!  This home also includes a 1-car garage with automatic door, garage has a doorway to the kitchen.  The front yard features a large mature tree for shady relaxation. Make this house your home today!

20. 2022-07-02
    listed $110,000 959-char remark

    Show marketing remark (959 chars)

    Come see this serene home on Torreon Drive today!  This 3 bedroom, 1 bath home features a spacious living area with a wood-burning stove for cozy winters.  Off the livingroom is the hall with full bath and 3 bedrooms; each bedroom features a spacious closet!  One of the bedrooms has counterspace; great for projects!  From the living room gives access to another hall way with many cabinets and counter space - perfect for hobbies or projects!  Through the hall way is the huge eat-in kitchen!  All appliances are included; washer and dryer too!  Through the kitchen there is a door to the covered patio and backyard.   The spacious backyard features trees, including a white mulberry tree!  This home also includes a 1-car garage with automatic door, garage has a doorway to the kitchen.  The front yard features a large mature tree for shady relaxation. Make this house your home today!

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $1,199 · $100/mo
• Expected delta: +$471/yr (+$39/mo · 64.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,242
• − Mortgage interest: −$8,397
• − Property taxes: −$729
• − Insurance: −$750
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − Depreciation: −$4,361
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,062/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+36.3% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $149,900 NMMLS
• 2026-04-15 Listed $154,900 NMMLS
• 2022-08-19 Sold (Public Records) — Public Records
• 2022-08-19 Sold (MLS) — NMMLS
• 2022-07-02 Listed $110,000 NMMLS

Property tax history

+2.6%/yr

Latest (2025): $729 · +3.7% YoY. Source: county tax records.