501 E Sixteenth St · Alamogordo, NM 88310

$169,000

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 157 Days on market

Built 1950 9,104 sqft lot $154/sqft · 67% above area Est $133k · 27% over

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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 +17.2/30.0
• DSCR +5.4/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom 1.5 bathroom home and a separate 1 bedroom 1 bathroom studio apartment located in sunny Alamogordo. The main home has a spacious covered front porch perfect for drinking your morning coffee and watching the sun rise over the beautiful mountain view. The completely xeriscaped front yard makes landscaping a breeze. A spacious eat-in kitchen with an abundance of cabinets and counter space makes cooking a delight. In addition to a full hall bathroom , the primary bedroom has it's own half bathroom. The extra-large partially finished basement is perfect for a game or hobby room. Step outside to the fully fenced back yard to discover a beautiful oasis with shade trees, rose bushes, and garden areas. Multiple sheds solve all your storage needs. The separate studio apartment features vinyl wood flooring, built-in shelving, refrigerated air, a kitchenette and walk-in shower. The studio apartment also has it's own address as well as gas and electric meters, making it the perfect rental property to produce extra income. Or live in the studio and rent out the main home. With endless opportunities, this gem won't last long. Call today to schedule your personal tour!

Key facts

• Multiple sheds
• Large back yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• PARTIALLY FINISHED BASEMENT
• LIVING KITCHEN AREA COMBO
• WALK-IN SHOWER
• LARGE BACK YARD
• MULTIPLE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-31 ($-369/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (14.6% below list).
• Recommended offer: $144k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 449 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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

• Watch-outs: flood insurance adds $152/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,257 (14.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.85% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (median comp): $133,462
• List price: $169,000
• Delta: 26.63%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-31,253
• Equity at exit: $25,198

10-year hold

• IRR: -14.7%
• Equity multiple: 0.21×
• Total profit: $-37,361
• Equity at exit: $14,612

Cash invested: $47,320 (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 88310

• Rents YoY: 1.6%
• Active inventory: 449
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$886
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$70
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-31

Break-even live

Break-even rent $1,481

Max offer price $163,572

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $17	+0% $-31	+5% $-79	+10% $-126
Rent	-10% $-145	-5% $-88	+0% $-31	+5% $26	+10% $83
Rate	-1.0pp $54	-0.5pp $12	base $-31	+0.5pp $-75	+1.0pp $-119

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Utah Ave Alamogordo, NM	2.0	1.0	1119	$1,450	$1.30	16d	1	0.62mi
1301 Jefferson Ave Unit LAST ONE AVAILABLE!! Alamogordo, NM	2.0	2.0	892	$1,425	$1.60	5d	1	0.83mi
1301 Fillmore Ave Alamogordo, NM	2.0	1.0	967	$1,095	$1.13	46d	2	1.07mi
1905 12th St Alamogordo, NM	2.0	1.0	704	$850	$1.21	16d	1	1.13mi
2509 Pecan Dr Unit 11D Alamogordo, NM	2.0	1.0	735	$975	$1.33	23d	1	1.20mi
2300 Aspen Dr Alamogordo, NM	3.0	2.0	1368	$1,400	$1.02	5d	1	1.29mi
2201 Mesa Ln Alamogordo, NM	3.0	2.0	1408	$3,000	$2.13	25d	1	1.40mi

Listing history 21 events

1. 2026-06-21
   days on market $169,000 Active 157 DOM
2. 2026-06-18
   days on market $169,000 Active 154 DOM
3. 2026-06-17
   days on market $169,000 Active 153 DOM
4. 2026-06-16
   days on market $169,000 Active 152 DOM
5. 2026-06-15
   days on market $169,000 Active 151 DOM
6. 2026-06-13
   days on market $169,000 Active 149 DOM
7. 2026-06-13
   days on market $169,000 Active 148 DOM
8. 2026-06-10
   days on market $169,000 Active 146 DOM
9. 2026-06-09
   days on market $169,000 Active 145 DOM
10. 2026-06-08
    days on market $169,000 Active 144 DOM
11. 2026-06-07
    days on market $169,000 Active 143 DOM
12. 2026-06-05
    days on market $169,000 Active 140 DOM
13. 2026-06-03
    days on market $169,000 Active 139 DOM
14. 2026-06-03
    days on market $169,000 Active 138 DOM
15. 2026-06-01
    days on market $169,000 Active 137 DOM
16. 2026-05-31
    days on market $169,000 Active 136 DOM
17. 2026-01-19
    price $169,000 1190-char remark

    Show marketing remark (1190 chars)

    Charming 2 bedroom 1.5 bathroom home and a separate 1 bedroom 1 bathroom studio apartment located in sunny Alamogordo. The main home has a spacious covered front porch perfect for drinking your morning coffee and watching the sun rise over the beautiful mountain view. The completely xeriscaped front yard makes landscaping a breeze. A spacious eat-in kitchen with an abundance of cabinets and counter space makes cooking a delight. In addition to a full hall bathroom , the primary bedroom has it's own half bathroom. The extra-large partially finished basement is perfect for a game or hobby room. Step outside to the fully fenced back yard to discover a beautiful oasis with shade trees, rose bushes, and garden areas. Multiple sheds solve all your storage needs. The separate studio apartment features vinyl wood flooring, built-in shelving, refrigerated air, a kitchenette and walk-in shower. The studio apartment also has it's own address as well as gas and electric meters, making it the perfect rental property to produce extra income. Or live in the studio and rent out the main home. With endless opportunities, this gem won't last long. Call today to schedule your personal tour!

18. 2026-01-14
    listed $168,000 Active 1190-char remark

    Show marketing remark (1190 chars)

    Charming 2 bedroom 1.5 bathroom home and a separate 1 bedroom 1 bathroom studio apartment located in sunny Alamogordo. The main home has a spacious covered front porch perfect for drinking your morning coffee and watching the sun rise over the beautiful mountain view. The completely xeriscaped front yard makes landscaping a breeze. A spacious eat-in kitchen with an abundance of cabinets and counter space makes cooking a delight. In addition to a full hall bathroom , the primary bedroom has it's own half bathroom. The extra-large partially finished basement is perfect for a game or hobby room. Step outside to the fully fenced back yard to discover a beautiful oasis with shade trees, rose bushes, and garden areas. Multiple sheds solve all your storage needs. The separate studio apartment features vinyl wood flooring, built-in shelving, refrigerated air, a kitchenette and walk-in shower. The studio apartment also has it's own address as well as gas and electric meters, making it the perfect rental property to produce extra income. Or live in the studio and rent out the main home. With endless opportunities, this gem won't last long. Call today to schedule your personal tour!

19. 2018-06-19
    soldstatus 508-char remark

    Show marketing remark (508 chars)

    DOUBLE FEATURE! This property includes a 1094 (+/-) sq. ft. , 2 BR, 1 BA home for the owner & a 352 (+/-) sq. ft. studio apt to produce additional income. Enjoy a nice eat-in country KIT w/ tons of counter space, old-style ceramic tub in the BA and shutter style windows t/o. Apt comes furnished & features built-in shelves, tiled KIT countertop, vinyl wood flooring & a walk-in shower. Storage room attached to the back of the apt & storage shed in backyard. OPPORTUNITY IS KNOCKING!

20. 2018-06-19
    soldstatus

    Show marketing remark (508 chars)

    DOUBLE FEATURE! This property includes a 1094 (+/-) sq. ft. , 2 BR, 1 BA home for the owner & a 352 (+/-) sq. ft. studio apt to produce additional income. Enjoy a nice eat-in country KIT w/ tons of counter space, old-style ceramic tub in the BA and shutter style windows t/o. Apt comes furnished & features built-in shelves, tiled KIT countertop, vinyl wood flooring & a walk-in shower. Storage room attached to the back of the apt & storage shed in backyard. OPPORTUNITY IS KNOCKING!

21. 2017-11-09
    listed $87,700 508-char remark

    Show marketing remark (508 chars)

    DOUBLE FEATURE! This property includes a 1094 (+/-) sq. ft. , 2 BR, 1 BA home for the owner & a 352 (+/-) sq. ft. studio apt to produce additional income. Enjoy a nice eat-in country KIT w/ tons of counter space, old-style ceramic tub in the BA and shutter style windows t/o. Apt comes furnished & features built-in shelves, tiled KIT countertop, vinyl wood flooring & a walk-in shower. Storage room attached to the back of the apt & storage shed in backyard. OPPORTUNITY IS KNOCKING!

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$612/yr (+$51/mo · 82.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AH · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 23 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: $17,311
• − Mortgage interest: −$9,467
• − Property taxes: −$740
• − Insurance: −$2,670
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,916
• Taxable loss: −$3,251
• Est. tax savings @ 24.0%: +$780
• After-tax cash flow: $412/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+92.7% since first listed

5 events — show timeline

• 2026-01-19 Price Changed $169,000 OCAOR
• 2026-01-14 Listed $168,000 OCAOR
• 2018-06-19 Sold (Public Records) — Public Records
• 2018-06-19 Sold (MLS) — OCAOR
• 2017-11-09 Listed $87,700 OCAOR

Property tax history

+2.5%/yr

Latest (2025): $740 · +3.5% YoY. Source: county tax records.