990 Brownlee Ave · Las Cruces, NM 88005

$95,000

2 bd · 1.0 ba · 1,006 sqft · SingleFamily public records · 126 Days on market

Built 1938 5,022 sqft lot $94/sqft · 57% below area ↓ 26% 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits for the investor or buyer ready to bring new life to a property with great potential. This home is ready for updates and improvements, making it an ideal project for those looking to build equity and add value. The property features a classic pitched roof, a detached garage, and an additional carport for flexible parking and storage options. The yard is fenced, offering defined boundaries and usable outdoor space. An adjacent lot is also available for purchase, presenting even more possibilities for expansion, additional development, or long-term investment strategy. With vision and renovation, this property could truly shine. Don't miss the chance to secure a value-add opportunity with room to grow.

Key facts

• Fenced yard
• Additional carport
• Adjacent lot

Tags

• PITCHED ROOF
• DETACHED GARAGE
• ADDITIONAL CARPORT
• FENCED YARD
• ADJACENT LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.9%/yr); 178 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($54k/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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→25/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 126 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 1938 — 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 D-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. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.64%
• DSCR: 2.05
• GRM: 5.8

CMA / ARV

• ARV (median comp): $218,932
• List price: $95,000
• Delta: -56.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.52×
• Total profit: $13,939
• Equity at exit: $14,165

10-year hold

• IRR: 20.2%
• Equity multiple: 2.48×
• Total profit: $39,489
• 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 88005

• Rents YoY: -0.9%
• Active inventory: 178
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$498
• Tax from tax record: −$16 /mo · $190/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $524

Break-even live

Break-even rent $701

Max offer price $95,000

Occupancy floor 57%

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1048 McFie Ave Las Cruces, NM	3.0	2.0	1200	$1,550	$1.29	21d	1	0.14mi
310 N Alameda Blvd Unit 110 Las Cruces, NM	2.0	2.0	885	$1,350	$1.53	43d	1	0.56mi
560 El Molino Blvd Las Cruces, NM	3.0	2.0	1487	$1,500	$1.01	13d	1	0.83mi
1121 N Mesquite St Las Cruces, NM	1.0	1.0	735	$635	$0.86	21d	1	0.93mi
2035 Rosedale Dr Las Cruces, NM	3.0	2.0	1425	$1,550	$1.09	13d	1	1.04mi
169 Oban Ct Las Cruces, NM	3.0	2.0	1289	$1,350	$1.05	13d	1	1.13mi
1595 Carrillo Ct Unit A Las Cruces, NM	3.0	2.0	1405	$1,295	$0.92	43d	1	1.14mi
180 Three Crosses Ave Apt 1022 Las Cruces, NM	2.0	2.0	1020	$1,200	$1.18	21d	1	1.32mi
180 Three Crosses Ave Las Cruces, NM	1.0–2.0	1.0–2.0	821	$1,200	$1.46	13d	24	1.32mi
204 N Virginia St Las Cruces, NM	2.0	1.0	876	$1,250	$1.43	43d	1	1.34mi
2081 Nehemiah Ct Las Cruces, NM	3.0	1.5	1380	$1,700	$1.23	21d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 126 DOM
2. 2026-06-17
   days on market $95,000 Active 125 DOM
3. 2026-06-16
   days on market $95,000 Active 124 DOM
4. 2026-06-15
   days on market $95,000 Active 123 DOM
5. 2026-06-14
   days on market $95,000 Active 121 DOM
6. 2026-06-13
   days on market $95,000 Active 120 DOM
7. 2026-06-10
   days on market $95,000 Active 118 DOM
8. 2026-06-09
   days on market $95,000 Active 117 DOM
9. 2026-06-08
   days on market $95,000 Active 116 DOM
10. 2026-06-07
    days on market $95,000 Active 115 DOM
11. 2026-06-02
    pricedays on market $95,000 Active 110 DOM
12. 2026-06-01
    days on market $100,000 Active 109 DOM
13. 2026-05-31
    days on market $100,000 Active 108 DOM
14. 2026-05-30
    days on market $100,000 Active 107 DOM
15. 2026-05-12
    price $100,000 728-char remark

    Show marketing remark (728 chars)

    Opportunity awaits for the investor or buyer ready to bring new life to a property with great potential. This home is ready for updates and improvements, making it an ideal project for those looking to build equity and add value. The property features a classic pitched roof, a detached garage, and an additional carport for flexible parking and storage options. The yard is fenced, offering defined boundaries and usable outdoor space. An adjacent lot is also available for purchase, presenting even more possibilities for expansion, additional development, or long-term investment strategy. With vision and renovation, this property could truly shine. Don't miss the chance to secure a value-add opportunity with room to grow.

16. 2026-03-23
    price $130,000 728-char remark

    Show marketing remark (728 chars)

    Opportunity awaits for the investor or buyer ready to bring new life to a property with great potential. This home is ready for updates and improvements, making it an ideal project for those looking to build equity and add value. The property features a classic pitched roof, a detached garage, and an additional carport for flexible parking and storage options. The yard is fenced, offering defined boundaries and usable outdoor space. An adjacent lot is also available for purchase, presenting even more possibilities for expansion, additional development, or long-term investment strategy. With vision and renovation, this property could truly shine. Don't miss the chance to secure a value-add opportunity with room to grow.

17. 2026-02-12
    listed $135,000 Active 728-char remark

    Show marketing remark (728 chars)

    Opportunity awaits for the investor or buyer ready to bring new life to a property with great potential. This home is ready for updates and improvements, making it an ideal project for those looking to build equity and add value. The property features a classic pitched roof, a detached garage, and an additional carport for flexible parking and storage options. The yard is fenced, offering defined boundaries and usable outdoor space. An adjacent lot is also available for purchase, presenting even more possibilities for expansion, additional development, or long-term investment strategy. With vision and renovation, this property could truly shine. Don't miss the chance to secure a value-add opportunity with room to grow.

ⓘ 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: $190 · $16/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$570/yr (+$47/mo · 299.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $16,369
• − Mortgage interest: −$5,321
• − Property taxes: −$190
• − Insurance: −$475
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$2,764
• Taxable income: $5,000
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $5,088/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 27,509
• Household income: $54,452
• Rent vs Own: 39.2% rent · 60.8% own
• Severe rent burden: 1248.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (58%)
• Race & ethnicity: Hispanic / Latino 58% White 35% Two or more races 28% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 68% English-only · Spanish 30%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.66%
• Current HPI: 188.4624
• Rent YoY: ▼ -0.88%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-25.9% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $100,000 SNMMLS as distributed by MLS GRID
• 2026-03-23 Price Changed $130,000 SNMMLS as distributed by MLS GRID
• 2026-02-12 Listed $135,000 SNMMLS as distributed by MLS GRID

Property tax history

-8.9%/yr

Latest (2025): $190 · -54.6% YoY. Source: county tax records.