1800 Donaldson Ave · Anthony, NM 88021

$129,000

3 bd · 2.0 ba · 1,036 sqft · Other · 28 Days on market

Built 1986 7,980 sqft 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Please take a moment to examine this property positioned in front of the school. It's an excellent choice for anyone looking for an entry-level home.

Key facts

• 7,980 sq ft lot
• Built 1986
• Listed 27 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Utilities: No pool
• Home design: Manufactured home
• Construction: Building area about 1,036 total
• Exterior features: Skirting; Fenced yard; Shingle roof

Interior

• Kitchen: Convection oven
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Pantry; Single-pane windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#238 in NM) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Gadsden Independent Schools (rural): math 20% / reading 34% proficiency, ranked #21 of 29 in NM (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anthony Elementary (324 students, 100% FRL); Gadsden Middle (math 10% / reading 10%, grade F, #26 of 27 statewide, top 100%, 661 students, 100% FRL); Gadsden High (math 22% / reading 37%, grade F, #78 of 110 statewide, top 74%, 1,322 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 54 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($892 loan paydown + $3k appreciation (2.5% local appreciation)).
• At projected returns (2.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k 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 ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.27%
• DSCR: 1.63
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.10×
• Total profit: $39,630
• Equity at exit: $54,503

10-year hold

• IRR: 21.4%
• Equity multiple: 3.96×
• Total profit: $106,971
• Equity at exit: $81,368

Cash invested: $36,120 (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 88021

• Home prices YoY: 0.9%
• Active inventory: 54
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $430

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 69%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $129,000 Active 28 DOM
2. 2026-06-18
   days on market $129,000 Active 27 DOM
3. 2026-06-17
   days on market $129,000 Active 26 DOM
4. 2026-06-16
   days on market $129,000 Active 25 DOM
5. 2026-06-15
   days on market $129,000 Active 24 DOM
6. 2026-06-14
   days on market $129,000 Active 22 DOM
7. 2026-06-13
   days on market $129,000 Active 21 DOM
8. 2026-06-10
   days on market $129,000 Active 19 DOM
9. 2026-06-09
   days on market $129,000 Active 18 DOM
10. 2026-06-08
    days on market $129,000 Active 17 DOM
11. 2026-06-07
    days on market $129,000 Active 16 DOM
12. 2026-06-05
    days on market $129,000 Active 13 DOM
13. 2026-06-02
    remarks 149-char remark
14. 2026-06-02
    listed $129,000 Active 11 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 24 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: $20,066
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,753
• Taxable income: $3,297
• Est. tax owed @ 24.0%: −$791
• After-tax cash flow: $4,363/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: Gadsden Independent Schools
• NCES district ID: 3501080
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $28,461
• Composite: 21.6/100
• National rank: #8298
• State rank: #21 of 29 in NM

Livability — Anthony

• Score: 53/100
• State rank: #238
• US rank: #24342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anthony, NM
• Population (ZIP): 16,102

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: Predominantly Hispanic (94%)
• Race & ethnicity: Hispanic / Latino 94% Two or more races 32% White 5%
• Hispanic origin (detail): Mexican 87%
• Foreign-born: 26% · Canada
• Languages at home: 19% English-only · Spanish 81%

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: ▲ 2.51%
• Current HPI: 278.827
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

7 events — show timeline

• 2026-06-02 Relisted — GEPARMLS
• 2026-03-31 Relisted — GEPARMLS
• 2026-03-15 Pending — GEPARMLS
• 2026-03-15 Listing Removed — GEPARMLS
• 2026-03-04 Listed $129,000 GEPARMLS
• 2025-12-02 Sold (Public Records) — Public Records
• 2014-02-06 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $238 · +11.1% YoY. Source: county tax records.