917 S 6th St · Raton, NM 87740

$139,000

3 bd · 2.0 ba · 1,272 sqft · Other · 131 Days on market

Built 1931 6,146 sqft lot ↓ 10% 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 +16.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller will contribute up to $5,000 back towards buyer's closing costs with accepted offer! 3 bed 2 bath in a good location, close to schools and minutes from downtown Raton, where you can stop at the library, grab some coffee or just explore! Updated kitchen with paint and new flooring . Original hardward floors throughout most of the home. Large master suite has private bath! Partially finished basement is great for a family room , get togethers and storage! Carport in back for off street parking. Call today for more information and to view!

Key facts

• 6,146 sq ft lot
• Garage
• Built 1931

Property features AI

Exterior

• Parking: Detached carport; One covered parking space; One total garage space (1-car garage)
• Utilities: Public water; Electricity connected; Natural gas connected; Natural gas available; Sewer connected
• Home design: Single-family residence; Residential property
• Construction: Frame and stucco construction
• Exterior features: Irregular lot (approximately 6,146 sq ft)

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Wood-burning stove in the living room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $70 ($837/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (17.0% below list).
• Recommended offer: $115k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#23 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools F, amenities F.
• Raton Public Schools (town): math 14% / reading 24% proficiency, ranked #71 of 95 in NM (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 65 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Colfax County population projected at -39% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,316 (17.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.15%
• DSCR: 1.10
• GRM: 10.0

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-18,138
• Equity at exit: $20,725

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-10,302
• Equity at exit: $12,018

Cash invested: $38,920 (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 87740

• Active inventory: 65
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$54 /mo · $653/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $70

Break-even live

Break-even rent $1,065

Max offer price $139,000

Occupancy floor 89%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $139,000 Active 131 DOM
2. 2026-06-17
   days on market $139,000 Active 130 DOM
3. 2026-06-16
   days on market $139,000 Active 129 DOM
4. 2026-06-15
   days on market $139,000 Active 128 DOM
5. 2026-06-13
   days on market $139,000 Active 126 DOM
6. 2026-06-12
   days on market $139,000 Active 125 DOM
7. 2026-06-09
   days on market $139,000 Active 122 DOM
8. 2026-06-08
   days on market $139,000 Active 121 DOM
9. 2026-06-07
   days on market $139,000 Active 120 DOM
10. 2026-06-05
    pricedays on market $139,000 Active 118 DOM
11. 2026-06-04
    days on market $149,000 Active 116 DOM
12. 2026-06-02
    days on market $149,000 Active 115 DOM
13. 2026-06-01
    days on market $149,000 Active 114 DOM
14. 2026-05-31
    days on market $149,000 Active 113 DOM
15. 2026-04-18
    price $149,000
16. 2026-02-17
    status Active
17. 2023-05-30
    listed $155,000 Active
18. 2017-06-05
    soldstatus

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

Tax reassessment forecast NM · Resets to sale price

• Current annual tax: $653 · $54/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$459/yr (+$38/mo · 70.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 9 d/yr ≥89°F today · 25 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,838
• − Mortgage interest: −$7,786
• − Property taxes: −$653
• − Insurance: −$695
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$4,044
• Taxable loss: −$1,554
• Est. tax savings @ 24.0%: +$373
• After-tax cash flow: $1,210/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: Raton Public Schools
• NCES district ID: 3502190
• Math proficiency: 14% —
• Reading proficiency: 24% —
• Median HH income: $33,774
• Composite: 18.8/100
• National rank: #13993
• State rank: #71 of 95 in NM

Livability — Raton

• Score: 69/100
• State rank: #23
• US rank: #8557

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Raton, NM
• Population (ZIP): 7,055

Population outlook (Colfax County) Hauer SSP2

• Today (2025): 10,260 people
• By 2030: 9,240 · -9.9%
• By 2040: 7,474 · -27.2%
• By 2050: 6,285 · -38.7%
• By 2075: 5,109 · -50.2%
• By 2100: 4,684 · -54.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (52%)
• Race & ethnicity: Hispanic / Latino 52% White 44% Two or more races 21% Native American 1%
• Hispanic origin (detail): Mexican 24%
• Common ancestry: Italian 2% Lithuanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 83% English-only · Spanish 14%

Political lean MEDSL · Colfax

• 2024 margin: R (+14.0) · D 41.9% · R 55.9% · Other 2.1%
• 2008→2024 swing: -24.8pp toward R · 2008: 10.7pp · 2024: -14.0pp
• All cycles: 2024: R+14.0 2020: R+11.0 2016: R+8.6 2012: D+2.0 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.47%
• Current HPI: 133.0875
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.3% since first listed

5 events — show timeline

• 2026-06-04 Price Changed $139,000 NMMLS
• 2026-04-18 Price Changed $149,000 NMMLS
• 2026-02-17 Relisted — NMMLS
• 2023-05-30 Listed $155,000 NMMLS
• 2017-06-05 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $653 · +1.3% YoY. Source: county tax records.