608 W Alameda St · Roswell, NM 88201

$105,000

2 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 83 Days on market

Built 1985 4,500 sqft lot $88/sqft · 23% above area Est $85k · 23% over

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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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2 bedroom, 1 bathroom home offering 1,192 sq ft of potential on a 4,500 sq ft lot. This property is a true fixer-upper, ideal for investors, flippers, or buyers looking to customize a home to their vision. The layout offers a solid footprint with great renovation potential, plus a carport and additional storage space for added functionality. Owner financing available, providing flexible options for buyers looking to secure a property without traditional lending. Located in an established area of Roswell with convenient access to local amenities, this property is a great opportunity to add value and build equity.

Key facts

• Convenient access
• Carport
• 4,500 sq ft lot

Tags

• CARPORT
• ADDITIONAL STORAGE SPACE
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 248 active listings in the ZIP; 5 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; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

• ARV (median comp): $85,116
• List price: $105,000
• Delta: 23.36%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Davidson Dr	0.58mi	3/2.0 (+1)	1,215 (+2%)	8mo	$75,000	$62	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-1,328
• Equity at exit: $15,656

10-year hold

• IRR: 9.7%
• Equity multiple: 1.79×
• Total profit: $23,150
• Equity at exit: $9,078

Cash invested: $29,400 (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 88201

• Rents YoY: 4.3%
• Active inventory: 248
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,075 high
• Mortgage (P&I): −$551
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $224

Break-even live

Break-even rent $791

Max offer price $105,000

Occupancy floor 74%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1002 W Deming St Roswell, NM	2.0	1.0	792	$1,050	$1.33	43d	1	0.49mi
208 W 8th St Unit 003 Roswell, NM	2.0	1.0	850	$900	$1.06	43d	1	0.76mi
1303 W Bonita Dr Roswell, NM	2.0	1.0	840	$875	$1.04	43d	1	0.89mi
609 W 11th St Roswell, NM	1.0	1.0	971	$850	$0.88	43d	1	0.94mi
1014 Plaza del Sol Roswell, NM	2.0	2.0	1150	$1,275	$1.11	43d	1	1.28mi

Listing history 17 events

1. 2026-06-19
   days on market $105,000 Active 83 DOM
2. 2026-06-18
   days on market $105,000 Active 82 DOM
3. 2026-06-17
   days on market $105,000 Active 81 DOM
4. 2026-06-16
   days on market $105,000 Active 80 DOM
5. 2026-06-15
   days on market $105,000 Active 79 DOM
6. 2026-06-14
   days on market $105,000 Active 77 DOM
7. 2026-06-12
   days on market $105,000 Active 76 DOM
8. 2026-06-09
   days on market $105,000 Active 73 DOM
9. 2026-06-08
   days on market $105,000 Active 72 DOM
10. 2026-06-07
    days on market $105,000 Active 71 DOM
11. 2026-06-05
    days on market $105,000 Active 68 DOM
12. 2026-06-03
    days on market $105,000 Active 67 DOM
13. 2026-06-02
    days on market $105,000 Active 66 DOM
14. 2026-06-01
    days on market $105,000 Active 65 DOM
15. 2026-05-31
    days on market $105,000 Active 64 DOM
16. 2026-05-30
    days on market $105,000 Active 63 DOM
17. 2026-03-29
    listed $105,000 Active 648-char remark

    Show marketing remark (648 chars)

    Opportunity awaits with this 2 bedroom, 1 bathroom home offering 1,192 sq ft of potential on a 4,500 sq ft lot. This property is a true fixer-upper, ideal for investors, flippers, or buyers looking to customize a home to their vision. The layout offers a solid footprint with great renovation potential, plus a carport and additional storage space for added functionality. Owner financing available, providing flexible options for buyers looking to secure a property without traditional lending. Located in an established area of Roswell with convenient access to local amenities, this property is a great opportunity to add value and build equity.

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$476/yr (+$40/mo · 130.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 3% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 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: $12,897
• − Mortgage interest: −$5,882
• − Property taxes: −$364
• − Insurance: −$525
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,055
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,450/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 27,524
• Household income: $61,780
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 603.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 16% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.52%
• Current HPI: 149.3526
• Rent YoY: ▲ 4.32%
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-29 Listed $105,000 NMMLS

Property tax history

-0.5%/yr

Latest (2025): $364 · -0.9% YoY. Source: county tax records.