2716 S Silver Ave · Deming, NM 88030

$95,000

3 bd · 3.0 ba · 1,150 sqft · Land · 169 Days on market

Built 1973

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 3 Bath 1973 Town & Country Single Wide with Addition. Features an eat in kitchen with appliances, vinyl and laminate flooring, mini split & window cooling, heating, spacious living room and primary bedroom. Plenty of room for RV Parking, property is fenced, call us to schedule your viewing appointment.

Key facts

• Rv parking
• Eat in kitchen
• Primary bedroom

Tags

• EAT IN KITCHEN
• VINYL AND LAMINATE FLOORING
• MINI SPLIT AND WINDOW COOLING
• SPACIOUS LIVING ROOM
• PRIMARY BEDROOM
• RV PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $54 ($654/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 $90k (5.3% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#73 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute C-, amenities D+, schools F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 6→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1973 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• 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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-11,911
• Equity at exit: $14,165

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-5,849
• Equity at exit: $8,214

Cash invested: $26,600 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $54

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 89%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1108 S Santa Catalina St Deming, NM	2.0	1.0	1232	$900	$0.73	43d	1	1.28mi
1421 S Tennyson Dr Deming, NM	2.0	1.0	840	$900	$1.07	43d	1	1.38mi

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 169 DOM
2. 2026-06-18
   days on market $95,000 Active 168 DOM
3. 2026-06-17
   days on market $95,000 Active 167 DOM
4. 2026-06-16
   days on market $95,000 Active 166 DOM
5. 2026-06-15
   days on market $95,000 Active 165 DOM
6. 2026-06-14
   days on market $95,000 Active 163 DOM
7. 2026-06-13
   days on market $95,000 Active 162 DOM
8. 2026-06-10
   days on market $95,000 Active 160 DOM
9. 2026-06-09
   days on market $95,000 Active 159 DOM
10. 2026-06-08
    days on market $95,000 Active 158 DOM
11. 2026-06-07
    days on market $95,000 Active 157 DOM
12. 2026-06-05
    days on market $95,000 Active 154 DOM
13. 2026-06-03
    days on market $95,000 Active 153 DOM
14. 2026-06-02
    days on market $95,000 Active 152 DOM
15. 2026-06-01
    days on market $95,000 Active 151 DOM
16. 2026-05-31
    days on market $95,000 Active 150 DOM
17. 2026-05-30
    days on market $95,000 Active 149 DOM
18. 2025-12-31
    listed $95,000 Active 325-char remark

    Show marketing remark (325 chars)

    3 Bedroom 3 Bath 1973 Town & Country Single Wide with Addition. Features an eat in kitchen with appliances, vinyl and laminate flooring, mini split & window cooling, heating, spacious living room and primary bedroom. Plenty of room for RV Parking, property is fenced, call us to schedule your viewing appointment.

19. 2015-03-17
    soldstatus 155-char remark

    Show marketing remark (155 chars)

    This Property has City Utilities, septic and gas are at lot line and it is priced as a city lot. There is a MH but can be removed or the buyer can have it.

20. 2014-07-21
    listed $18,000 155-char remark

    Show marketing remark (155 chars)

    This Property has City Utilities, septic and gas are at lot line and it is priced as a city lot. There is a MH but can be removed or the buyer can have it.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,800
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,764
• Taxable loss: −$913
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $873/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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Deming

• Score: 63/100
• State rank: #73
• US rank: #15165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deming, NM
• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+427.8% since first listed

3 events — show timeline

• 2025-12-31 Listed $95,000 NMMLS
• 2015-03-17 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2014-07-21 Listed $18,000 SNMMLS as distributed by MLS GRID