2555 Primavera St · Las Cruces, NM 88005

$159,000

3 bd · 2.0 ba · 1,344 sqft · Other · 442 Days on market

Built 2000 7,231 sqft lot ↓ 5% since listing

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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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• 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

Deactivated Title. Clean Double wide Mobile Home in downtown Las Cruces off of Picacho avenue. 3 bedroom two bath. new floor & paint ready to get in. 1374 S. F, 0.17 Acre Big lot. $169,000 Easy access to stores and schools. not to many like this. call for showing. proof of funds required. Mobile home is already permanent set.

Key facts

• Big lot
• New paint
• New floor

Tags

• DOUBLE WIDE MOBIL HOME
• NEW FLOOR
• NEW PAINT
• BIG LOT
• EASY ACCESS TO STORES
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/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 $157k (1.0% below list).
• Recommended offer: $140k (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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.99% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.6%
• Equity multiple: 0.53×
• Total profit: $-21,110
• Equity at exit: $23,707

10-year hold

• IRR: -10.3%
• Equity multiple: 0.46×
• Total profit: $-24,215
• Equity at exit: $13,747

Cash invested: $44,520 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $145

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 86%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.92mi
2074 Briarwood Ln Las Cruces, NM	4.0	2.0	1581	$1,700	$1.08	43d	1	1.16mi
2040 Carlyle Dr Las Cruces, NM	3.0	2.0	1852	$1,595	$0.86	43d	1	1.24mi
2035 Rosedale Dr Las Cruces, NM	3.0	2.0	1425	$1,550	$1.09	13d	1	1.31mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $159,000 Pending 442 DOM
2. 2026-06-10
   days on market $159,000 Active 441 DOM
3. 2026-06-09
   days on market $159,000 Active 440 DOM
4. 2026-06-08
   days on market $159,000 Active 439 DOM
5. 2026-06-07
   days on market $159,000 Active 438 DOM
6. 2026-06-02
   days on market $159,000 Active 433 DOM
7. 2026-06-01
   days on market $159,000 Active 432 DOM
8. 2026-05-31
   days on market $159,000 Active 431 DOM
9. 2026-05-30
   days on market $159,000 Active 430 DOM
10. 2026-05-06
    price $159,000 333-char remark

    Show marketing remark (333 chars)

    Deactivated Title. Clean Double wide Mobile Home in downtown Las Cruces off of Picacho avenue. 3 bedroom two bath. new floor & paint ready to get in. 1374 S. F, 0.17 Acre Big lot. $169,000 Easy access to stores and schools. not to many like this. call for showing. proof of funds required. Mobile home is already permanent set.

11. 2025-03-26
    listed $167,000 Active 333-char remark

    Show marketing remark (333 chars)

    Deactivated Title. Clean Double wide Mobile Home in downtown Las Cruces off of Picacho avenue. 3 bedroom two bath. new floor & paint ready to get in. 1374 S. F, 0.17 Acre Big lot. $169,000 Easy access to stores and schools. not to many like this. call for showing. proof of funds required. Mobile home is already permanent set.

12. 2004-10-21
    soldstatus

ⓘ 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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 26 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: $18,896
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$4,625
• Taxable loss: −$839
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,943/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

-4.8% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $159,000 SNMMLS as distributed by MLS GRID
• 2025-03-26 Listed $167,000 SNMMLS as distributed by MLS GRID
• 2004-10-21 Sold (Public Records) — Public Records

Property tax history

+0.3%/yr

Latest (2025): $303 · -0.6% YoY. Source: county tax records.