1100 Walnut St · Clovis, NM 88101

$89,000

1 bd · 1.0 ba · 624 sqft · Other · 239 Days on market

Built 1937 3,500 sqft lot ↓ 10% since listing

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +4.7/10.0
• 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

Charming and move-in ready, this cozy 1 bedroom, 1-bath home located on a corner lot offers comfort, style, and nice upgrades throughout. Enjoy a beautifully renovated kitchen with a island, modern fixtures, stainless steel appliances including a gas stove perfect for the aspiring chef! The primary bedroom features a walk-in closet for ample storage and an adjoining bonus area is perfect for a 2nd bedroom or office. Stay comfortable year-round with an energy-efficient mini split AC system. An updated sewer line adds peace of mind, while a sturdy metal fence offers privacy and security. Washer and dryer will stay! Ideal for first-time buyers or down-sizers, this home blends function and charm in every detail. Don’t miss out on this little gem!

Key facts

• Updated sewer line
• Walk-in closet
• Renovated kitchen

Tags

• CORNER LOT
• RENOVATED KITCHEN
• WALK-IN CLOSET
• ENERGY-EFFICIENT MINI SPLIT AC
• UPDATED SEWER LINE
• METAL FENCE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $159 ($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 $87k (2.5% below list).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

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-, crime F, amenities 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.
• Zoned schools: Parkview Elementary (384 students, 100% FRL); Yucca Middle (572 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 0.97% ✗
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,057
• Equity at exit: $13,270

10-year hold

• IRR: 9.8%
• Equity multiple: 1.84×
• Total profit: $20,917
• Equity at exit: $7,695

Cash invested: $24,920 (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: 8.5×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$23 /mo · $271/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $159

Break-even live

Break-even rent $666

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $209	-5% $184	+0% $159	+5% $134	+10% $109
Rent	-10% $91	-5% $125	+0% $159	+5% $193	+10% $228
Rate	-1.0pp $204	-0.5pp $182	base $159	+0.5pp $136	+1.0pp $113

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Fred Daugherty Ave Unit 2B Clovis, NM	1.0	1.0	600	$695	$1.16	45d	1	0.65mi
2412 E 14th St Unit 2412-2 Clovis, NM	1.0	1.0	700	$1,050	$1.50	45d	1	0.89mi
2100 Mitchell St Unit 14 Clovis, NM	2.0	1.0	743	$750	$1.01	45d	1	1.42mi
2100 Mitchell St Unit 8 Clovis, NM	1.0	1.0	689	$700	$1.02	45d	1	1.42mi

Listing history 20 events

1. 2026-06-19
   days on market $89,000 Active 239 DOM
2. 2026-06-18
   days on market $89,000 Active 238 DOM
3. 2026-06-17
   days on market $89,000 Active 237 DOM
4. 2026-06-16
   days on market $89,000 Active 236 DOM
5. 2026-06-15
   days on market $89,000 Active 235 DOM
6. 2026-06-14
   days on market $89,000 Active 233 DOM
7. 2026-06-12
   days on market $89,000 Active 232 DOM
8. 2026-06-09
   days on market $89,000 Active 229 DOM
9. 2026-06-08
   days on market $89,000 Active 228 DOM
10. 2026-06-07
    days on market $89,000 Active 227 DOM
11. 2026-06-03
    days on market $89,000 Active 223 DOM
12. 2026-06-02
    days on market $89,000 Active 222 DOM
13. 2026-06-01
    days on market $89,000 Active 221 DOM
14. 2026-05-31
    days on market $89,000 Active 220 DOM
15. 2026-05-30
    days on market $89,000 Active 219 DOM
16. 2026-05-13
    price $89,000 759-char remark

    Show marketing remark (759 chars)

    Charming and move-in ready, this cozy 1 bedroom, 1-bath home located on a corner lot offers comfort, style, and nice upgrades throughout. Enjoy a beautifully renovated kitchen with a island, modern fixtures, stainless steel appliances including a gas stove perfect for the aspiring chef! The primary bedroom features a walk-in closet for ample storage and an adjoining bonus area is perfect for a 2nd bedroom or office. Stay comfortable year-round with an energy-efficient mini split AC system. An updated sewer line adds peace of mind, while a sturdy metal fence offers privacy and security. Washer and dryer will stay! Ideal for first-time buyers or down-sizers, this home blends function and charm in every detail. Don’t miss out on this little gem!

17. 2026-03-03
    price $95,000 759-char remark

    Show marketing remark (759 chars)

    Charming and move-in ready, this cozy 1 bedroom, 1-bath home located on a corner lot offers comfort, style, and nice upgrades throughout. Enjoy a beautifully renovated kitchen with a island, modern fixtures, stainless steel appliances including a gas stove perfect for the aspiring chef! The primary bedroom features a walk-in closet for ample storage and an adjoining bonus area is perfect for a 2nd bedroom or office. Stay comfortable year-round with an energy-efficient mini split AC system. An updated sewer line adds peace of mind, while a sturdy metal fence offers privacy and security. Washer and dryer will stay! Ideal for first-time buyers or down-sizers, this home blends function and charm in every detail. Don’t miss out on this little gem!

18. 2025-11-09
    status Active 759-char remark

    Show marketing remark (759 chars)

    Charming and move-in ready, this cozy 1 bedroom, 1-bath home located on a corner lot offers comfort, style, and nice upgrades throughout. Enjoy a beautifully renovated kitchen with a island, modern fixtures, stainless steel appliances including a gas stove perfect for the aspiring chef! The primary bedroom features a walk-in closet for ample storage and an adjoining bonus area is perfect for a 2nd bedroom or office. Stay comfortable year-round with an energy-efficient mini split AC system. An updated sewer line adds peace of mind, while a sturdy metal fence offers privacy and security. Washer and dryer will stay! Ideal for first-time buyers or down-sizers, this home blends function and charm in every detail. Don’t miss out on this little gem!

19. 2025-11-07
    status Pending 759-char remark

    Show marketing remark (759 chars)

    Charming and move-in ready, this cozy 1 bedroom, 1-bath home located on a corner lot offers comfort, style, and nice upgrades throughout. Enjoy a beautifully renovated kitchen with a island, modern fixtures, stainless steel appliances including a gas stove perfect for the aspiring chef! The primary bedroom features a walk-in closet for ample storage and an adjoining bonus area is perfect for a 2nd bedroom or office. Stay comfortable year-round with an energy-efficient mini split AC system. An updated sewer line adds peace of mind, while a sturdy metal fence offers privacy and security. Washer and dryer will stay! Ideal for first-time buyers or down-sizers, this home blends function and charm in every detail. Don’t miss out on this little gem!

20. 2025-10-21
    listed $99,000 Active 759-char remark

    Show marketing remark (759 chars)

    Charming and move-in ready, this cozy 1 bedroom, 1-bath home located on a corner lot offers comfort, style, and nice upgrades throughout. Enjoy a beautifully renovated kitchen with a island, modern fixtures, stainless steel appliances including a gas stove perfect for the aspiring chef! The primary bedroom features a walk-in closet for ample storage and an adjoining bonus area is perfect for a 2nd bedroom or office. Stay comfortable year-round with an energy-efficient mini split AC system. An updated sewer line adds peace of mind, while a sturdy metal fence offers privacy and security. Washer and dryer will stay! Ideal for first-time buyers or down-sizers, this home blends function and charm in every detail. Don’t miss out on this little gem!

ⓘ 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: $271 · $23/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$441/yr (+$37/mo · 162.3%)

ⓘ 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 5/10 Major 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: $10,413
• − Mortgage interest: −$4,985
• − Property taxes: −$271
• − Insurance: −$445
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,589
• Taxable income: $456
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $1,800/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

-10.1% since first listed

5 events — show timeline

• 2026-05-13 Price Changed $89,000 NMMLS
• 2026-03-03 Price Changed $95,000 NMMLS
• 2025-11-09 Relisted — NMMLS
• 2025-11-07 Pending — NMMLS
• 2025-10-21 Listed $99,000 NMMLS

Property tax history

+7.8%/yr

Latest (2025): $271 · +3.6% YoY. Source: county tax records.