36 San Simon Rd · Highland Meadows, NM 87026

$70,000

3 bd · 2.0 ba · 1,498 sqft · Other · 4 Days on market

Built 1983 1.00 ac lot ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks

Escape to peaceful country living on this beautiful 1-acre property featuring breathtaking views of New Mexico nature and unforgettable star-filled night skies. This 3-bedroom, 2-bath home offers privacy, tranquility, and multiple storage buildings for added functionality. Recently upgraded with a newly installed septic tank and serviced by a shared well. Enjoy the quiet lifestyle of rural living while staying conveniently located just 15-20 minutes from the Walmart Distribution Center and approximately 20 minutes from Route 66 Casino, with easy access to Albuquerque and Los Lunas. Owner-to-owner financing available. THIS PROPERTY IS NOT ON TRIBAL LAND. IT IS CONSIDERED IN VALENCIA COUNTY.

Key facts

• 1 acre lot
• Built 1983
• Listed 4 days

Property features AI

Exterior

• Utilities: Electricity connected; Propane; Phone connected; Shared well; Septic tank
• Home design: Single-story; Faces west; Resale property
• Construction: Frame construction with vinyl siding; Metal pitched roof; Custom builder; Mobile home dimensions approximately 12' x 18'
• Exterior features: Private yard; Owned propane tank; Full fencing; On-site storage

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Pellet stove; Wall furnace; Has heating
• Interior features: Ceiling fan(s); Main level primary; Single-pane windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 44/100 on livability (#354 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Los Lunas Public Schools (suburban): math 20% / reading 34% proficiency, ranked #34 of 95 in NM (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 303 units permitted in Valencia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $2k appreciation (3.0% local appreciation)).
• Valencia County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.71% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.91%
• DSCR: 2.46
• GRM: 4.9

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: 38.6%
• Equity multiple: 3.18×
• Total profit: $42,645
• Equity at exit: $31,475

10-year hold

• IRR: 38.6%
• Equity multiple: 6.30×
• Total profit: $103,800
• Equity at exit: $48,507

Cash invested: $19,600 (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 87026

• Active inventory: 12
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $170/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $538

Break-even live

Break-even rent $520

Max offer price $70,000

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Baca Laguna, NM	2.0	2.0	940	$1,200	$1.28	1d	1	1.34mi

Listing history 5 events

1. 2026-06-18
   days on market $70,000 Active 4 DOM
2. 2026-06-17
   days on market $70,000 Active 3 DOM
3. 2026-06-16
   days on market $70,000 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $70,000 Active 1 DOM

ⓘ 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: $170 · $14/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: +$390/yr (+$33/mo · 229.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 19 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: $14,400
• − Mortgage interest: −$3,921
• − Property taxes: −$170
• − Insurance: −$350
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,036
• Taxable income: $5,619
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $5,103/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: Los Lunas Public Schools
• NCES district ID: 3501680
• Math proficiency: 20% —
• Reading proficiency: 34% —
• Median HH income: $44,438
• Composite: 26.11/100
• National rank: #12724
• State rank: #34 of 95 in NM

Livability — Highland Meadows

• Score: 44/100
• State rank: #354
• US rank: #26726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highland Meadows, NM
• Population (ZIP): 3,465

Population outlook (Valencia County) Hauer SSP2

• Today (2025): 73,788 people
• By 2030: 72,101 · -2.3%
• By 2040: 67,930 · -7.9%
• By 2050: 63,191 · -14.4%
• By 2075: 53,644 · -27.3%
• By 2100: 40,882 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.99)
• Race & ethnicity: Native American 84% White 8% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Italian 1%
• Languages at home: 56% English-only · Spanish 2%

Political lean MEDSL · Valencia

• 2024 margin: R (+16.4) · D 40.9% · R 57.3% · Other 1.8%
• 2008→2024 swing: -24.1pp toward R · 2008: 7.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+9.6 2016: R+8.7 2012: D+2.5 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

9 events — show timeline

• 2026-06-14 Relisted — Southwest MLS
• 2026-06-05 Delisted — Southwest MLS
• 2026-06-05 Listed $70,000 Southwest MLS
• 2026-06-01 Price Changed $70,000 Southwest MLS
• 2024-10-03 Sold (Public Records) — Public Records
• 2024-10-02 Sold (Public Records) — Public Records
• 2024-08-29 Pending — Southwest MLS
• 2024-06-01 Listed $84,000 Southwest MLS
• 2004-04-26 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2025): $170 · +23.4% YoY. Source: county tax records.