111 W Mathews St · Roswell, NM 88203

$150,000

4 bd · 2.0 ba · 2,856 sqft · SingleFamily public records · 46 Days on market

Built 1979 10,500 sqft lot

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This large home is very unique. It has a cabin type feel. Living room is sunken (huge) with fireplace, dining room has slate tile, master bedroom opens to back deck. Master bath has a large whirlpool tub with a rock surround and a separate shower done in slate. There is a loft upstairs with access from the back of the house. All of the cabinets in the kitchen are missing as well as both vanities. There is no HVAC. The bedrooms have wood laminate flooring. This house will require cash.

Key facts

• Large livable areas
• 0.24 acre lot
• Built 1979

Tags

• LARGE LIVABLE AREAS
• UNFINISHED STUDIO APARTMENT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Electricity connected; Sewer connected
• Home design: Single family residence; Residential property
• Exterior features: Chain link fencing; Shingle roof; Lot approximately 10,500 sq ft (75' x 140'); Zoned R3 Residential

Interior

• Flooring: Tile; Wood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Wall furnace heating
• Interior features: Tile and wood flooring; Fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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: 177 active listings in the ZIP; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).
• At $1,666/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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

• 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.5

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,007
• Equity at exit: $22,365

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $33,340
• Equity at exit: $12,969

Cash invested: $42,000 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 177
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $398

Break-even live

Break-even rent $1,162

Max offer price $150,000

Occupancy floor 71%

Sensitivity live

Price	-10% $483	-5% $441	+0% $398	+5% $356	+10% $313
Rent	-10% $267	-5% $332	+0% $398	+5% $464	+10% $530
Rate	-1.0pp $474	-0.5pp $436	base $398	+0.5pp $359	+1.0pp $320

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   status $150,000 Pending 46 DOM
2. 2026-06-18
   days on market $150,000 Active 46 DOM
3. 2026-06-17
   days on market $150,000 Active 45 DOM
4. 2026-06-16
   days on market $150,000 Active 44 DOM
5. 2026-06-15
   days on market $150,000 Active 43 DOM
6. 2026-06-14
   days on market $150,000 Active 41 DOM
7. 2026-06-12
   days on market $150,000 Active 40 DOM
8. 2026-06-09
   days on market $150,000 Active 37 DOM
9. 2026-06-08
   days on market $150,000 Active 36 DOM
10. 2026-06-07
    days on market $150,000 Active 35 DOM
11. 2026-06-05
    days on market $150,000 Active 32 DOM
12. 2026-06-03
    days on market $150,000 Active 31 DOM
13. 2026-06-02
    days on market $150,000 Active 30 DOM
14. 2026-06-01
    days on market $150,000 Active 29 DOM
15. 2026-05-31
    days on market $150,000 Active 28 DOM
16. 2026-05-30
    days on market $150,000 Active 27 DOM
17. 2026-05-01
    listed $150,000 Active 152-char remark
18. 2025-12-16
    price $150,000
19. 2025-09-17
    price $155,000
20. 2025-08-09
    price $160,000
21. 2025-07-13
    price $167,000
22. 2017-03-29
    soldstatus

    Show marketing remark (489 chars)

    This large home is very unique. It has a cabin type feel. Living room is sunken (huge) with fireplace, dining room has slate tile, master bedroom opens to back deck. Master bath has a large whirlpool tub with a rock surround and a separate shower done in slate. There is a loft upstairs with access from the back of the house. All of the cabinets in the kitchen are missing as well as both vanities. There is no HVAC. The bedrooms have wood laminate flooring. This house will require cash.

23. 2016-09-09
    listed $32,800

    Show marketing remark (489 chars)

    This large home is very unique. It has a cabin type feel. Living room is sunken (huge) with fireplace, dining room has slate tile, master bedroom opens to back deck. Master bath has a large whirlpool tub with a rock surround and a separate shower done in slate. There is a loft upstairs with access from the back of the house. All of the cabinets in the kitchen are missing as well as both vanities. There is no HVAC. The bedrooms have wood laminate flooring. This house will require cash.

24. 2006-06-15
    soldstatus

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$377/yr (+$31/mo · 45.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $19,989
• − Mortgage interest: −$8,402
• − Property taxes: −$823
• − Insurance: −$750
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,364
• Taxable income: $2,451
• Est. tax owed @ 24.0%: −$588
• After-tax cash flow: $4,190/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): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

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: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

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: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+357.3% since first listed

9 events — show timeline

• 2026-06-18 Pending — NMMLS
• 2026-05-01 Listed $150,000 NMMLS
• 2025-12-16 Price Changed $150,000 NMMLS
• 2025-09-17 Price Changed $155,000 NMMLS
• 2025-08-09 Price Changed $160,000 NMMLS
• 2025-07-13 Price Changed $167,000 NMMLS
• 2017-03-29 Sold (MLS) — NMMLS
• 2016-09-09 Listed $32,800 NMMLS
• 2006-06-15 Sold (Public Records) — Public Records

Property tax history

-2.0%/yr

Latest (2025): $823 · -0.9% YoY. Source: county tax records.