6 Sunny Rd · Bluewater Village, NM 87005

$89,000

2 bd · 1.5 ba · 1,440 sqft · Other · 28 Days on market

Built 1970

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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 +29.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 6 Sunnydale in Sunrise Estates, a great opportunity located in the community of Bluewater Village near Grants. This unique home features a bright and open floor plan filled with character, including beautiful Southwestern touches, soaring high ceilings, and inviting living spaces designed for comfort and functionality. Situated on a generously sized fenced lot, the property offers plenty of room for outdoor living, hobbies, storage, or future possibilities. A large detached garage and multiple outbuildings provide excellent space for vehicles, tools, workshops, recreational equipment, or additional storage needs. Conveniently located approximately 16 minutes from Grants, this pro

Key facts

• Fenced lot
• Outdoor living
• Garage

Tags

• BRIGHT AND OPEN FLOOR PLAN
• FENCED LOT
• LARGE DETACHED GARAGE
• MULTIPLE OUTBUILDINGS
• OUTDOOR LIVING
• ACCESSIBILITY TO SHOPPING

Property features AI

Exterior

• Parking: Detached garage (1 covered garage space, 1 total parking space)
• Utilities: Public water; Sewer connected; Electricity connected; Propane available
• Home design: Single-family residence; Residential property
• Construction: Frame and stucco construction
• Exterior features: Fenced front and back yard; Shed(s)

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Brick flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall furnace (heating)
• Interior features: Wood-burning stove / fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $89k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#307 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, schools B; Watch: health & safety C-, amenities F, commute F.
• Grants-Cibola County Schools (town): math 14% / reading 22% proficiency, ranked #74 of 95 in NM (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cibola 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.07%
• DSCR: 1.67
• GRM: 6.8

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: 21.6%
• Equity multiple: 2.23×
• Total profit: $30,625
• Equity at exit: $40,018

10-year hold

• IRR: 22.7%
• Equity multiple: 4.25×
• Total profit: $81,064
• Equity at exit: $61,673

Cash invested: $24,920 (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 87005

• Active inventory: 10
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $313

Break-even live

Break-even rent $688

Max offer price $89,000

Occupancy floor 66%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,000 Active 28 DOM
2. 2026-06-17
   days on market $89,000 Active 27 DOM
3. 2026-06-16
   days on market $89,000 Active 26 DOM
4. 2026-06-15
   days on market $89,000 Active 25 DOM
5. 2026-06-13
   days on market $89,000 Active 23 DOM
6. 2026-06-10
   days on market $89,000 Active 20 DOM
7. 2026-06-09
   days on market $89,000 Active 19 DOM
8. 2026-06-08
   days on market $89,000 Active 18 DOM
9. 2026-06-07
   days on market $89,000 Active 17 DOM
10. 2026-06-03
    days on market $89,000 Active 13 DOM
11. 2026-06-02
    days on market $89,000 Active 12 DOM
12. 2026-06-01
    days on market $89,000 Active 11 DOM
13. 2026-05-31
    days on market $89,000 Active 10 DOM
14. 2026-05-20
    listed $89,000 Active
15. 2024-06-04
    soldstatus
16. 2024-04-18
    status Pending
17. 2024-04-15
    price $59,000
18. 2024-03-11
    listed $75,000 Active

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $712 · $59/mo
• Expected delta: +$240/yr (+$20/mo · 50.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 5 d/yr ≥91°F today · 13 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: $13,004
• − Mortgage interest: −$4,985
• − Property taxes: −$472
• − Insurance: −$445
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,589
• Taxable income: $2,432
• Est. tax owed @ 24.0%: −$584
• After-tax cash flow: $3,172/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: Grants-Cibola County Schools
• NCES district ID: 3501170
• Math proficiency: 14% —
• Reading proficiency: 22% —
• Median HH income: $35,996
• Composite: 18.23/100
• National rank: #14064
• State rank: #74 of 95 in NM

Livability — Bluewater Village

• Score: 48/100
• State rank: #307
• US rank: #26145

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bluewater Village, NM
• Population (ZIP): 30

Population outlook (Cibola County) Hauer SSP2

• Today (2025): 26,324 people
• By 2030: 25,594 · -2.8%
• By 2040: 24,117 · -8.4%
• By 2050: 22,568 · -14.3%
• By 2075: 18,653 · -29.1%
• By 2100: 12,719 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Cibola

• 2024 margin: Toss-up / Even · D 49.6% · R 48.0% · Other 2.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 29.6pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.7 2016: D+6.8 2012: D+23.8 2008: D+29.6

Not yet ingested

• Civics: —

Market trends

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

Price history

+18.7% since first listed

5 events — show timeline

• 2026-05-20 Listed $89,000 NMMLS
• 2024-06-04 Sold (Public Records) — Public Records
• 2024-04-18 Pending — Southwest MLS
• 2024-04-15 Price Changed $59,000 Southwest MLS
• 2024-03-11 Listed $75,000 Southwest MLS

Property tax history

+2.2%/yr

Latest (2025): $472 · +3.6% YoY. Source: county tax records.