103 Catron St Unit 48-B · Santa Fe, NM 87501

$48,000

2 bd · 2.0 ba · 1,300 sqft · Timeshare · 278 Days on market

Built 2007 $794/mo HOA · 26% of rent ↓ 40% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Managed by the Hyatt Vacation Club, this is a fractional (1/8 share) share condo at El Corazon de Santa Fe. It is a deeded 1/8th share in Terra floorplan #48B. There are seven Terra floorplan units, but it isn’t a given that an owner will always stay in 48-B but they will always stay in one of the Terra units. Owners get 4 weeks per year, with the possibility of more time if it's available. Two luxurious bedrooms and bathrooms, 1300 square feet in a single level. There is a main living room with fireplace, state-of-the-art kitchen with stainless steel appliances, separate dining area, main living area with fireplace, master bath with dual vanities and jetted tub, private patio or balcony, and outdoor and covered garage parking available, accessed with key code. Cleaning fee due before you leave. Owners can exchange time through the Hyatt Vacation Club and Registry Collection.

Key facts

• Garage
• Built 2007
• Listed 277 days

Tags

• STATE OF THE ART KITCHEN
• PRIVATE PATIO OR BALCONY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 37.5% vs local median 2.4% in Santa Fe — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#9 in NM, #4,641 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D-, crime F.
• Santa Fe Public Schools (urban): math 34% / reading 70% proficiency, ranked #6 of 29 in NM (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 235 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 244 units permitted in Santa Fe County in 2024 (0 in 5+ unit buildings).
• At $3,005/mo this rent would consume 45% of the median local household income ($80k/yr) (locally 905% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.6% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 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. 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. 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?
8. 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.
9. 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.
10. 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: 6.26% ✓
• Cap rate: 37.49%
• Cash-on-cash: 111.42%
• DSCR: 5.96
• GRM: 1.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.65% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.30×
• Total profit: $71,182
• Equity at exit: $7,157

10-year hold

• IRR: —
• Equity multiple: 13.07×
• Total profit: $162,198
• Equity at exit: $4,150

Cash invested: $13,440 (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 87501

• Rents YoY: 2.6%
• Active inventory: 235
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $3,005 high
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$794
• Vacancy / Maint / Mgmt: −$631
• Net cashflow: $1,248

Break-even live

Break-even rent $1,425

Max offer price $48,000

Occupancy floor 53%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Staab St Unit NA Santa Fe, NM	3.0	2.0	1800	$3,900	$2.17	43d	1	0.17mi
326 Staab St Santa Fe, NM	3.0	2.0	1800	$3,900	$2.17	21d	1	0.17mi
602 Griffin St Santa Fe, NM	2.0	2.0	1500	$3,500	$2.33	43d	1	0.29mi
101 Williams St Unit A Santa Fe, NM	2.0	2.0	1314	$3,500	$2.66	43d	1	0.51mi
602 Agua Fria St Santa Fe, NM	2.0	1.5	1300	$2,950	$2.27	43d	1	0.61mi
231 W Manhattan Ave Unit A Santa Fe, NM	2.0	2.0	1250	$3,500	$2.80	43d	1	0.67mi
125 Martinez St Santa Fe, NM	1.0	1.0	963	$1,795	$1.86	43d	1	0.70mi
1433 Paseo de Peralta Santa Fe, NM	2.0	1.0	1200	$2,300	$1.92	43d	1	0.79mi
216 Miramonte St Santa Fe, NM	3.0	1.5	1300	$2,850	$2.19	43d	1	0.86mi
1250 Avenida Morelia #101 Santa Fe, NM	1.0	1.0	1024	$2,300	$2.25	43d	1	0.96mi
825 Calle Mejia Santa Fe, NM	2.0	1.0–2.0	947	$2,199	$2.32	21d	5	0.97mi
701 Camino de la Familia Santa Fe, NM	1.0	2.0	1408	$3,375	$2.40	21d	1	0.98mi
945 Agua Fria St Unit B Santa Fe, NM	1.0	1.0	1100	$2,250	$2.05	43d	1	1.05mi
903 Don Gaspar Ave Santa Fe, NM	2.0	1.0	1600	$3,500	$2.19	21d	1	1.10mi
909 Don Gaspar Ave Santa Fe, NM	2.0	1.0	1000	$2,500	$2.50	21d	1	1.11mi
537 Kathryn Ave Unit C Santa Fe, NM	1.0	1.0	1174	$1,805	$1.54	43d	1	1.17mi
406 Cortez Pl Santa Fe, NM	3.0	2.0	1450	$2,650	$1.83	43d	1	1.19mi
950 W Cordova Rd Santa Fe, NM	1.0–2.0	1.0–2.0	781	$2,562	$3.28	21d	7	1.46mi

HOA detail

• Monthly dues: $794 · $9,528/yr

Listing history 19 events

1. 2026-06-19
   days on market $48,000 Active 278 DOM
2. 2026-06-18
   days on market $48,000 Active 277 DOM
3. 2026-06-17
   days on market $48,000 Active 276 DOM
4. 2026-06-16
   days on market $48,000 Active 275 DOM
5. 2026-06-15
   days on market $48,000 Active 274 DOM
6. 2026-06-14
   days on market $48,000 Active 272 DOM
7. 2026-06-13
   days on market $48,000 Active 271 DOM
8. 2026-06-10
   days on market $48,000 Active 269 DOM
9. 2026-06-09
   days on market $48,000 Active 268 DOM
10. 2026-06-08
    days on market $48,000 Active 267 DOM
11. 2026-06-07
    days on market $48,000 Active 266 DOM
12. 2026-06-03
    days on market $48,000 Active 262 DOM
13. 2026-06-02
    days on market $48,000 Active 261 DOM
14. 2026-06-01
    days on market $48,000 Active 260 DOM
15. 2026-05-31
    days on market $48,000 Active 259 DOM
16. 2026-05-30
    days on market $48,000 Active 258 DOM
17. 2025-09-14
    listed $48,000 Active 894-char remark

    Show marketing remark (894 chars)

    Managed by the Hyatt Vacation Club, this is a fractional (1/8 share) share condo at El Corazon de Santa Fe. It is a deeded 1/8th share in Terra floorplan #48B. There are seven Terra floorplan units, but it isn’t a given that an owner will always stay in 48-B but they will always stay in one of the Terra units. Owners get 4 weeks per year, with the possibility of more time if it's available. Two luxurious bedrooms and bathrooms, 1300 square feet in a single level. There is a main living room with fireplace, state-of-the-art kitchen with stainless steel appliances, separate dining area, main living area with fireplace, master bath with dual vanities and jetted tub, private patio or balcony, and outdoor and covered garage parking available, accessed with key code. Cleaning fee due before you leave. Owners can exchange time through the Hyatt Vacation Club and Registry Collection.

18. 2020-01-02
    historical
19. 2019-01-17
    listed $80,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,055
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$2,884
• − Management: −$2,884
• − HOA: −$9,528
• − Depreciation: −$1,396
• Taxable income: $15,713
• Est. tax owed @ 24.0%: −$3,771
• After-tax cash flow: $11,204/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: Santa Fe Public Schools
• NCES district ID: 3502370
• Math proficiency: 34% ▲ 16.00%
• Reading proficiency: 70% ▲ 40.00%
• Median HH income: $55,031
• Composite: 44.78/100
• National rank: #2744
• State rank: #6 of 29 in NM

Livability — Santa Fe

• Score: 74/100
• State rank: #9
• US rank: #4641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Fe, NM
• County: Santa Fe County · 118,003 people
• City population: 118,003
• Metro: Santa Fe, NM
• Population (ZIP): 16,007
• Household income: $79,603
• Rent vs Own: 34.8% rent · 65.2% own
• Severe rent burden: 905.0

Population outlook (Santa Fe County) Hauer SSP2

• Today (2025): 156,674 people
• By 2030: 159,422 · +1.8%
• By 2040: 160,891 · +2.7%
• By 2050: 159,966 · +2.1%
• By 2075: 161,318 · +3.0%
• By 2100: 157,302 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 15% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 8% · Canada, Dominican Republic, China
• Languages at home: 82% English-only · Spanish 12% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Santa Fe

• 2024 margin: Solid D (+48.9) · D 73.3% · R 24.4% · Other 2.2%
• 2008→2024 swing: -6.1pp toward R · 2008: 55.0pp · 2024: 48.9pp
• All cycles: 2024: D+48.9 2020: D+53.8 2016: D+51.0 2012: D+51.0 2008: D+55.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -595.93%
• Current HPI: 250.8292
• Rent YoY: ▲ 2.65%
• Metro: Santa Fe, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-40.0% since first listed

3 events — show timeline

• 2025-09-14 Listed $48,000 Santa Fe MLS
• 2020-01-02 Delisted — Santa Fe MLS
• 2019-01-17 Listed $80,000 Santa Fe MLS