10 Road 4907 · Angustura, NM 87413

$133,000

4 bd · 2.0 ba · 1,344 sqft · Other · 160 Days on market

Built 1976 0.34 ac lot ↓ 2% 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy yet spacious home featuring 4 bedrooms, 2 full baths and a . 34 acre irrigated lot (buyer to verify) Master bedroom is a generous size and features an updated full bath and large walk-in closet. Plenty of room for a shop or garage! Horses allowed. Home is not on permanent foundation Cash or special financing only. Come take a look today!

Key facts

• 0.34 acre lot
• Built 1976
• Listed 159 days

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Manufactured home; Residential property; Subdivision: HARVEST GOLD
• Construction: Metal siding; Stucco; Wood siding
• Exterior features: Covered patio/porch; Chain link fencing; Horses allowed

Interior

• Kitchen: Refrigerator included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Eat-in kitchen; Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $133k.

Deal economics

• At list price, monthly cash flow is $206 ($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 $126k (5.2% below list).
• Recommended offer: $117k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Bloomfield Schools (town): math 13% / reading 21% proficiency, ranked #72 of 95 in NM (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Primary (467 students, 100% FRL); Naaba Ani Elementary (434 students, 100% FRL); Bloomfield High (math 30% / reading 50%, grade F, #61 of 110 statewide, top 61%, 777 students, 100% FRL) — zoned schools average 100% FRL vs 66% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 17% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Bloomfield Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 118 active listings in the ZIP; 78 units permitted in San Juan County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $920 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• San Juan County population projected at -51% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($117k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 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 1976 — 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. 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: 0.95% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.64%
• DSCR: 1.30
• GRM: 8.8

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-8,491
• Equity at exit: $19,831

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $9,257
• Equity at exit: $11,499

Cash invested: $37,240 (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 87413

• Active inventory: 118
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,261 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $206

Break-even live

Break-even rent $1,001

Max offer price $133,000

Occupancy floor 79%

Sensitivity live

Price	-10% $281	-5% $244	+0% $206	+5% $168	+10% $131
Rent	-10% $106	-5% $156	+0% $206	+5% $256	+10% $306
Rate	-1.0pp $273	-0.5pp $240	base $206	+0.5pp $172	+1.0pp $136

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $133,000 Active 160 DOM
2. 2026-06-19
   days on market $133,000 Active 158 DOM
3. 2026-06-18
   days on market $133,000 Active 157 DOM
4. 2026-06-17
   days on market $133,000 Active 156 DOM
5. 2026-06-16
   days on market $133,000 Active 155 DOM
6. 2026-06-15
   days on market $133,000 Active 154 DOM
7. 2026-06-14
   days on market $133,000 Active 152 DOM
8. 2026-06-12
   days on market $133,000 Active 151 DOM
9. 2026-06-09
   days on market $133,000 Active 148 DOM
10. 2026-06-08
    days on market $133,000 Active 147 DOM
11. 2026-06-07
    days on market $133,000 Active 146 DOM
12. 2026-06-05
    days on market $133,000 Active 143 DOM
13. 2026-06-03
    days on market $133,000 Active 142 DOM
14. 2026-06-02
    days on market $133,000 Active 141 DOM
15. 2026-06-01
    days on market $133,000 Active 140 DOM
16. 2026-05-31
    days on market $133,000 Active 139 DOM
17. 2026-05-30
    days on market $133,000 Active 138 DOM
18. 2026-04-27
    price $136,000
19. 2026-01-12
    listed $139,000 Active

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $1,064 · $89/mo
• Expected delta: +$614/yr (+$51/mo · 136.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,135
• − Mortgage interest: −$7,450
• − Property taxes: −$450
• − Insurance: −$665
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$3,869
• Taxable income: $279
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,405/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: Bloomfield Schools
• NCES district ID: 3500240
• Math proficiency: 13% —
• Reading proficiency: 21% —
• Median HH income: $46,426
• Composite: 18.44/100
• National rank: #14038
• State rank: #72 of 95 in NM

Livability — Angustura

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Angustura, NM
• Population (ZIP): 14,966

Population outlook (San Juan County) Hauer SSP2

• Today (2025): 95,201 people
• By 2030: 84,154 · -11.6%
• By 2040: 63,810 · -33.0%
• By 2050: 46,929 · -50.7%
• By 2075: 21,097 · -77.8%
• By 2100: 9,410 · -90.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 43% Hispanic / Latino 35% Native American 20% Two or more races 7%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Iranian 1% Portuguese 1% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 71% English-only · Spanish 18% German/W. Germanic 1%

Political lean MEDSL · San Juan

• 2024 margin: Solid R (+31.7) · D 33.0% · R 64.7% · Other 2.3%
• 2008→2024 swing: -10.6pp toward R · 2008: -21.2pp · 2024: -31.7pp
• All cycles: 2024: R+31.7 2020: R+28.3 2016: R+33.1 2012: R+28.5 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.91%
• Current HPI: 143.5697
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.2% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $136,000 SJCMLS
• 2026-01-12 Listed $139,000 SJCMLS

Property tax history

+4.6%/yr

Latest (2025): $450 · +2.5% YoY. Source: county tax records.