304 W Broadway Ave · Columbus, NM 88029

$75,000

3 bd · 2.0 ba · 2,059 sqft · SingleFamily · 16 Days on market

Built 1930 Poor condition 0.48 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0

Listing remarks

Major Fixer Upper in Columbus New Mexico! Built in 1930, this home features 2,059 sq ft, Tile Roof, used to have village utilities & electric thru Columbus Electric, Seller is selling AS IS. Detached structure, fenced yard, Call us for more info!

Key facts

• 0.48 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Detached 1-car garage (1 covered parking space, total 1 parking space)
• Utilities: Public water; Electricity connected
• Home design: Single-family residence
• Exterior features: Lot approximately 0.48 acres (21,000 sq ft)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No built-in heating reported
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#118 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, 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: 31 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Luna County population projected at -15% 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.65% ✓
• Cap rate: 13.64%
• Cash-on-cash: 26.25%
• DSCR: 2.17
• GRM: 5.1

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: 32.3%
• Equity multiple: 2.82×
• Total profit: $38,308
• Equity at exit: $33,723

10-year hold

• IRR: 32.6%
• Equity multiple: 5.54×
• Total profit: $95,411
• Equity at exit: $51,972

Cash invested: $21,000 (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 88029

• Active inventory: 31
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $459

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $511	-5% $485	+0% $459	+5% $433	+10% $407
Rent	-10% $362	-5% $410	+0% $459	+5% $508	+10% $557
Rate	-1.0pp $497	-0.5pp $478	base $459	+0.5pp $440	+1.0pp $420

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $75,000 Active 16 DOM
2. 2026-06-18
   days on market $75,000 Active 15 DOM
3. 2026-06-17
   days on market $75,000 Active 14 DOM
4. 2026-06-16
   days on market $75,000 Active 13 DOM
5. 2026-06-15
   days on market $75,000 Active 12 DOM
6. 2026-06-14
   days on market $75,000 Active 10 DOM
7. 2026-06-13
   days on market $75,000 Active 9 DOM
8. 2026-06-10
   days on market $75,000 Active 7 DOM
9. 2026-06-09
   days on market $75,000 Active 6 DOM
10. 2026-06-08
    days on market $75,000 Active 5 DOM
11. 2026-06-07
    days on market $75,000 Active 4 DOM
12. 2026-06-05
    remarks 249-char remark
13. 2026-06-05
    listed $75,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥101°F today · 18 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: $14,850
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,182
• Taxable income: $4,591
• Est. tax owed @ 24.0%: −$1,102
• After-tax cash flow: $4,410/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This fixer-upper home in Columbus, NM, built in 1930, requires extensive repairs and maintenance, including a new roof and exterior walls, to be move-in ready. Significant value can be added through these repairs and improvements.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior walls — The exterior walls are made of straw bales, which appear to be in poor condition and may require repair or replacement.

Value-add opportunities

• Resale repair and replace roof — A new roof would significantly improve the home's appearance and increase its resale value.
• Resale repair and replace exterior walls — Repairing or replacing the exterior walls would improve the home's appearance and increase its resale value.
• Both paint interior and exterior — Painting would improve the home's appearance and increase both its resale and rental value.
• Both landscaping — Landscaping would improve the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior walls · The exterior walls are made of straw bales, which appear to be in poor condition and may require repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale repair and replace roof — A new roof would significantly improve the home's appearance and increase its resale value. ↑
• Resale repair and replace exterior walls — Repairing or replacing the exterior walls would improve the home's appearance and increase its resale value. ↑
• Both paint interior and exterior — Painting would improve the home's appearance and increase both its resale and rental value. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Columbus

• Score: 60/100
• State rank: #118
• US rank: #19582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, NM
• Population (ZIP): 1,150

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 (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 53% White 13%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Scandinavian 2% Lithuanian 1%
• Foreign-born: 37% · Canada
• Languages at home: 14% English-only · Spanish 86%

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

Price history

1 event — show timeline

• 2026-06-03 Listed $75,000 NMMLS