R330 S Thirteenth St · Atoka, NM 88210

$230,000

4 bd · 3.0 ba · 2,400 sqft · Manufactured · 55 Days on market

Built 2001 Good condition 0.87 ac lot

---

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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HORSES ALLOWED!! Large, detached workshop space with AC and electric!! Located just outside of town, this property sits on . 87 of an acre and offers plenty of space inside and out. The home combines a site-built structure with a manufactured addition, creating a large and versatile floor plan. Recent upgrades include new paint, new flooring, and other updates that make it move-in ready. With nearly an acre of land, there’s room for outdoor projects, gardening, or extra parking. A spacious home in a peaceful setting, this property is ready for its next owner.

Key facts

• Recent upgrades
• New flooring
• New paint

Tags

• SITE-BUILT STRUCTURE
• MANUFACTURED ADDITION
• LARGE VERSATILE FLOOR PLAN
• RECENT UPGRADES
• NEW PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#99 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Artesia Public Schools (town): math 29% / reading 42% proficiency, ranked #17 of 95 in NM (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• At $3,000/mo this rent would consume 45% of the median local household income ($80k/yr) (locally 159% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.4

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: 5.0%
• Equity multiple: 1.19×
• Total profit: $12,509
• Equity at exit: $34,294

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $75,117
• Equity at exit: $19,886

Cash invested: $64,400 (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 88210

• Active inventory: 166
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $781

Break-even live

Break-even rent $2,012

Max offer price $230,000

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending 571-char remark

   Show marketing remark (571 chars)

   HORSES ALLOWED!! Large, detached workshop space with AC and electric!! Located just outside of town, this property sits on . 87 of an acre and offers plenty of space inside and out. The home combines a site-built structure with a manufactured addition, creating a large and versatile floor plan. Recent upgrades include new paint, new flooring, and other updates that make it move-in ready. With nearly an acre of land, there’s room for outdoor projects, gardening, or extra parking. A spacious home in a peaceful setting, this property is ready for its next owner.

2. 2026-04-09
   price $230,000 571-char remark

   Show marketing remark (571 chars)

   HORSES ALLOWED!! Large, detached workshop space with AC and electric!! Located just outside of town, this property sits on . 87 of an acre and offers plenty of space inside and out. The home combines a site-built structure with a manufactured addition, creating a large and versatile floor plan. Recent upgrades include new paint, new flooring, and other updates that make it move-in ready. With nearly an acre of land, there’s room for outdoor projects, gardening, or extra parking. A spacious home in a peaceful setting, this property is ready for its next owner.

3. 2026-03-18
   listed $240,000 Active 571-char remark

   Show marketing remark (571 chars)

   HORSES ALLOWED!! Large, detached workshop space with AC and electric!! Located just outside of town, this property sits on . 87 of an acre and offers plenty of space inside and out. The home combines a site-built structure with a manufactured addition, creating a large and versatile floor plan. Recent upgrades include new paint, new flooring, and other updates that make it move-in ready. With nearly an acre of land, there’s room for outdoor projects, gardening, or extra parking. A spacious home in a peaceful setting, this property is ready for its next owner.

4. 2026-02-23
   price $240,000
5. 2025-11-11
   price $245,000
6. 2025-10-28
   price $249,000
7. 2022-11-11
   price $225,000

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,005
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$6,691
• Taxable income: $6,070
• Est. tax owed @ 24.0%: −$1,457
• After-tax cash flow: $7,914/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

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with recent updates, offering a spacious and versatile floor plan. Potential buyers and renters will appreciate the curb appeal and interior improvements.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Attracts more buyers and renters
• Resale Upgrading appliances and fixtures — Improves home's marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Attracts more buyers and renters ↑
• Resale Upgrading appliances and fixtures — Improves home's marketability ↑

ⓘ 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: Artesia Public Schools
• NCES district ID: 3500120
• Math proficiency: 29% —
• Reading proficiency: 42% —
• Median HH income: $51,397
• Composite: 33.48/100
• National rank: #10522
• State rank: #17 of 95 in NM

Livability — Atoka

• Score: 61/100
• State rank: #99
• US rank: #18287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atoka, NM
• County: Eddy County · 58,370 people
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 18,542
• Household income: $79,632
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 159.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 40% Two or more races 19% Native American 3%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 1% Romanian 1% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.85%
• Current HPI: 115.6107
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+2.2% since first listed

7 events — show timeline

• 2026-05-12 Pending — NMMLS
• 2026-04-09 Price Changed $230,000 NMMLS
• 2026-03-18 Listed $240,000 NMMLS
• 2026-02-23 Price Changed $240,000 NMMLS
• 2025-11-11 Price Changed $245,000 NMMLS
• 2025-10-28 Price Changed $249,000 NMMLS
• 2022-11-11 Price Changed $225,000 NMMLS