111 Homestead Trl · Homestead, NM 87821

$85,000

2 bd · 2.0 ba · 896 sqft · Other · 350 Days on market

Built 1987 1.38 ac lot $5/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +18.9/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

Secluded little gem just minutes away from the village of Datil. This charming, cozy home is 896 sf. with a sun porch and glass in patio. 2 bedroom, two full size baths. Wooded property next to the National Forest. Come and make this your forever home in the land of enchantment. Where there is the darkest of starry skies and breathtaking New Mexico sunsets. Call for a tour today!

Key facts

• Sun porch
• Glass in patio
• Wooded property

Tags

• SUN PORCH
• GLASS IN PATIO
• WOODED PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#345 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Quemado Independent Schools (rural): math 25% / reading 75% proficiency, ranked #10 of 29 in NM (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Quemado Elementary (86 students, 58% FRL); Quemado High (math 24% / reading 75%, grade D+, #36 of 110 statewide, top 45%, 71 students, 65% FRL).
• Market conditions: 41 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k appreciation (5.2% local appreciation)).
• Catron County population projected at -52% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 350 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.01% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.36%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 2.10×
• Total profit: $26,092
• Equity at exit: $49,213

10-year hold

• IRR: 17.2%
• Equity multiple: 4.10×
• Total profit: $73,718
• Equity at exit: $85,812

Cash invested: $23,800 (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 87821

• Home prices YoY: 4.7%
• Active inventory: 41
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$5
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $86

Break-even live

Break-even rent $750

Max offer price $85,000

Occupancy floor 85%

Sensitivity live

Price	-10% $145	-5% $116	+0% $86	+5% $57	+10% $28
Rent	-10% $19	-5% $52	+0% $86	+5% $120	+10% $154
Rate	-1.0pp $129	-0.5pp $108	base $86	+0.5pp $64	+1.0pp $42

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $5 · $60/yr

Listing history 18 events

1. 2026-06-22
   days on market $85,000 Active 350 DOM
2. 2026-06-21
   days on market $85,000 Active 349 DOM
3. 2026-06-21
   days on market $85,000 Active 348 DOM
4. 2026-06-18
   days on market $85,000 Active 346 DOM
5. 2026-06-17
   days on market $85,000 Active 345 DOM
6. 2026-06-16
   days on market $85,000 Active 344 DOM
7. 2026-06-15
   days on market $85,000 Active 343 DOM
8. 2026-06-13
   days on market $85,000 Active 341 DOM
9. 2026-06-12
   days on market $85,000 Active 340 DOM
10. 2026-06-09
    days on market $85,000 Active 337 DOM
11. 2026-06-08
    days on market $85,000 Active 336 DOM
12. 2026-06-07
    days on market $85,000 Active 335 DOM
13. 2026-06-07
    days on market $85,000 Active 334 DOM
14. 2026-06-04
    days on market $85,000 Active 331 DOM
15. 2026-06-02
    days on market $85,000 Active 330 DOM
16. 2026-06-01
    days on market $85,000 Active 329 DOM
17. 2026-05-31
    days on market $85,000 Active 328 DOM
18. 2025-07-07
    listed $85,000 Active 382-char remark

    Show marketing remark (382 chars)

    Secluded little gem just minutes away from the village of Datil. This charming, cozy home is 896 sf. with a sun porch and glass in patio. 2 bedroom, two full size baths. Wooded property next to the National Forest. Come and make this your forever home in the land of enchantment. Where there is the darkest of starry skies and breathtaking New Mexico sunsets. Call for a tour today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,311
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$825
• − Management: −$825
• − HOA: −$60
• − Depreciation: −$2,473
• Taxable loss: −$333
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $1,117/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: Quemado Independent Schools
• NCES district ID: 3502130
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 75% ▲ 50.00%
• Median HH income: $38,381
• Composite: 41.46/100
• National rank: #3464
• State rank: #10 of 29 in NM

Livability — Homestead

• Score: 45/100
• State rank: #345
• US rank: #26618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Homestead, NM
• Population (ZIP): 834

Population outlook (Catron County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,487 · -12.6%
• By 2040: 1,821 · -36.0%
• By 2050: 1,366 · -52.0%
• By 2075: 909 · -68.1%
• By 2100: 617 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Native American 6% Two or more races 5% Black 2% Asian 2%
• Common ancestry: Scottish 5% Slovak 5% Lithuanian 4%
• Foreign-born: 3%
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Catron

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.3% · Other 1.4%
• 2008→2024 swing: -15.4pp toward R · 2008: -34.8pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.4 2016: R+50.7 2012: R+43.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 115.2371
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-07-07 Listed $85,000 Southwest MLS

Property tax history

-10.8%/yr

Latest (2025): $71 · -2.6% YoY. Source: county tax records.