807 Rodeo Aly · Cloudcroft, NM 88317

$255,000

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 372 Days on market

Built 2006 6,098 sqft lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Mountain Retreat: Your Dream Home Awaits! Welcome to your serene escape nestled among the majestic Aspen trees, where nature and comfort unite in perfect harmony. This stunning single-level house is a true gem, boasting an open floor plan that flows seamlessly from room to room, offering an inviting atmosphere filled with light and air. As you step inside, you’re greeted by a spacious living room that serves as the heart of the home—a perfect gathering space for family and friends. With recently painted walls and an abundance of natural light pouring in, this room is as cozy as it is stylish, just waiting for your personal touches. The adjacent dining room beckons with easy access to a private patio, creating an ideal setting for al fresco dining or morning coffees amidst the tranquil sounds of nature. The eat-in kitchen is a chef’s delight, featuring ample counter space and modern appliances, making meal preparation a joy rather than a chore. Gather around the breakfast nook for casual meals or let your culinary creativity flourish in this bright and airy space that opens up to a breathtaking outdoor oasis. This home offers four generously sized bedrooms, thoughtfully laid out in a split floor plan for added privacy. The master suite is a peaceful retreat, complete with a private bathroom, ensuring your own sanctuary for relaxation. Three additional bedrooms provide ample space for family, guests, or even a home office, perfect for remote work in a tranquil setting. With two pristine bathrooms, mornings will be a breeze, allowing everyone to get ready without the hassle of waiting in line. Step outside to discover your private backyard sanctuary—a true outdoor oasis. Surrounded by lush Aspens, this space invites you to unwind and savor the natural beauty that envelops you. Imagine summer barbecues, starlit evenings, and lazy afternoons spent in the sun, all from the comfort of your own home. Located in a quiet neighborhood with easy access from Rodeo Aly or Balsam Ln, this property offers a sense of seclusion while still being convenient to local amenities. You’ll find endless opportunities for hiking, wildlife watching, and enjoying the great outdoors, making this home the ultimate mountain getaway. Whether you’re raising a family or seeking a tranquil retreat from the hustle and bustle of daily life, this house is more than just a property—it’s a lifestyle. Don’t miss your chance to own this captivating haven. Schedule a showing today

Key facts

• Breakfast nook
• Backyard sanctuary
• Private patio

Tags

• PRIVATE PATIO
• EAT-IN KITCHEN
• BREAKFAST NOOK
• PRIVATE BATHROOM
• BACKYARD SANCTUARY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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 $240k (5.9% below list).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#107 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Cloudcroft Municipal Schools (rural): math 28% / reading 48% proficiency, ranked #12 of 95 in NM (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $68k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.9

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-21,478
• Equity at exit: $38,021

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $6,644
• Equity at exit: $22,048

Cash invested: $71,400 (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 88317

• Home prices YoY: -25.1%
• Active inventory: 153
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $313

Break-even live

Break-even rent $2,004

Max offer price $255,000

Occupancy floor 82%

Sensitivity live

Price	-10% $457	-5% $385	+0% $313	+5% $241	+10% $168
Rent	-10% $123	-5% $218	+0% $313	+5% $408	+10% $502
Rate	-1.0pp $441	-0.5pp $378	base $313	+0.5pp $247	+1.0pp $179

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1084 Woodlands Way Cloudcroft, NM	2.0	2.0	1414	$2,400	$1.70	15d	1	0.26mi

Listing history 28 events

1. 2026-06-19
   days on market $255,000 Active 372 DOM
2. 2026-06-18
   days on market $255,000 Active 371 DOM
3. 2026-06-17
   days on market $255,000 Active 370 DOM
4. 2026-06-16
   days on market $255,000 Active 369 DOM
5. 2026-06-15
   days on market $255,000 Active 368 DOM
6. 2026-06-14
   days on market $255,000 Active 366 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-12
   days on market $255,000 Active 365 DOM
9. 2026-06-09
   days on market $255,000 Active 362 DOM
10. 2026-06-08
    days on market $255,000 Active 361 DOM
11. 2026-06-07
    days on market $255,000 Active 360 DOM
12. 2026-06-05
    days on market $255,000 Active 357 DOM
13. 2026-06-03
    days on market $255,000 Active 356 DOM
14. 2026-06-02
    days on market $255,000 Active 355 DOM
15. 2026-06-01
    days on market $255,000 Active 354 DOM
16. 2026-05-31
    days on market $255,000 Active 353 DOM
17. 2026-05-30
    days on market $255,000 Active 352 DOM
18. 2026-01-30
    price $275,000 2545-char remark

    Show marketing remark (2545 chars)

    Charming Mountain Retreat: Your Dream Home Awaits! Welcome to your serene escape nestled among the majestic Aspen trees, where nature and comfort unite in perfect harmony. This stunning single-level house is a true gem, boasting an open floor plan that flows seamlessly from room to room, offering an inviting atmosphere filled with light and air. As you step inside, you’re greeted by a spacious living room that serves as the heart of the home—a perfect gathering space for family and friends. With recently painted walls and an abundance of natural light pouring in, this room is as cozy as it is stylish, just waiting for your personal touches. The adjacent dining room beckons with easy access to a private patio, creating an ideal setting for al fresco dining or morning coffees amidst the tranquil sounds of nature. The eat-in kitchen is a chef’s delight, featuring ample counter space and modern appliances, making meal preparation a joy rather than a chore. Gather around the breakfast nook for casual meals or let your culinary creativity flourish in this bright and airy space that opens up to a breathtaking outdoor oasis. This home offers four generously sized bedrooms, thoughtfully laid out in a split floor plan for added privacy. The master suite is a peaceful retreat, complete with a private bathroom, ensuring your own sanctuary for relaxation. Three additional bedrooms provide ample space for family, guests, or even a home office, perfect for remote work in a tranquil setting. With two pristine bathrooms, mornings will be a breeze, allowing everyone to get ready without the hassle of waiting in line. Step outside to discover your private backyard sanctuary—a true outdoor oasis. Surrounded by lush Aspens, this space invites you to unwind and savor the natural beauty that envelops you. Imagine summer barbecues, starlit evenings, and lazy afternoons spent in the sun, all from the comfort of your own home. Located in a quiet neighborhood with easy access from Rodeo Aly or Balsam Ln, this property offers a sense of seclusion while still being convenient to local amenities. You’ll find endless opportunities for hiking, wildlife watching, and enjoying the great outdoors, making this home the ultimate mountain getaway. Whether you’re raising a family or seeking a tranquil retreat from the hustle and bustle of daily life, this house is more than just a property—it’s a lifestyle. Don’t miss your chance to own this captivating haven. Schedule a showing today

19. 2025-07-02
    price $313,000 2545-char remark

    Show marketing remark (2545 chars)

    Charming Mountain Retreat: Your Dream Home Awaits! Welcome to your serene escape nestled among the majestic Aspen trees, where nature and comfort unite in perfect harmony. This stunning single-level house is a true gem, boasting an open floor plan that flows seamlessly from room to room, offering an inviting atmosphere filled with light and air. As you step inside, you’re greeted by a spacious living room that serves as the heart of the home—a perfect gathering space for family and friends. With recently painted walls and an abundance of natural light pouring in, this room is as cozy as it is stylish, just waiting for your personal touches. The adjacent dining room beckons with easy access to a private patio, creating an ideal setting for al fresco dining or morning coffees amidst the tranquil sounds of nature. The eat-in kitchen is a chef’s delight, featuring ample counter space and modern appliances, making meal preparation a joy rather than a chore. Gather around the breakfast nook for casual meals or let your culinary creativity flourish in this bright and airy space that opens up to a breathtaking outdoor oasis. This home offers four generously sized bedrooms, thoughtfully laid out in a split floor plan for added privacy. The master suite is a peaceful retreat, complete with a private bathroom, ensuring your own sanctuary for relaxation. Three additional bedrooms provide ample space for family, guests, or even a home office, perfect for remote work in a tranquil setting. With two pristine bathrooms, mornings will be a breeze, allowing everyone to get ready without the hassle of waiting in line. Step outside to discover your private backyard sanctuary—a true outdoor oasis. Surrounded by lush Aspens, this space invites you to unwind and savor the natural beauty that envelops you. Imagine summer barbecues, starlit evenings, and lazy afternoons spent in the sun, all from the comfort of your own home. Located in a quiet neighborhood with easy access from Rodeo Aly or Balsam Ln, this property offers a sense of seclusion while still being convenient to local amenities. You’ll find endless opportunities for hiking, wildlife watching, and enjoying the great outdoors, making this home the ultimate mountain getaway. Whether you’re raising a family or seeking a tranquil retreat from the hustle and bustle of daily life, this house is more than just a property—it’s a lifestyle. Don’t miss your chance to own this captivating haven. Schedule a showing today

20. 2025-06-06
    listed $323,000 Active 2545-char remark

    Show marketing remark (2545 chars)

    Charming Mountain Retreat: Your Dream Home Awaits! Welcome to your serene escape nestled among the majestic Aspen trees, where nature and comfort unite in perfect harmony. This stunning single-level house is a true gem, boasting an open floor plan that flows seamlessly from room to room, offering an inviting atmosphere filled with light and air. As you step inside, you’re greeted by a spacious living room that serves as the heart of the home—a perfect gathering space for family and friends. With recently painted walls and an abundance of natural light pouring in, this room is as cozy as it is stylish, just waiting for your personal touches. The adjacent dining room beckons with easy access to a private patio, creating an ideal setting for al fresco dining or morning coffees amidst the tranquil sounds of nature. The eat-in kitchen is a chef’s delight, featuring ample counter space and modern appliances, making meal preparation a joy rather than a chore. Gather around the breakfast nook for casual meals or let your culinary creativity flourish in this bright and airy space that opens up to a breathtaking outdoor oasis. This home offers four generously sized bedrooms, thoughtfully laid out in a split floor plan for added privacy. The master suite is a peaceful retreat, complete with a private bathroom, ensuring your own sanctuary for relaxation. Three additional bedrooms provide ample space for family, guests, or even a home office, perfect for remote work in a tranquil setting. With two pristine bathrooms, mornings will be a breeze, allowing everyone to get ready without the hassle of waiting in line. Step outside to discover your private backyard sanctuary—a true outdoor oasis. Surrounded by lush Aspens, this space invites you to unwind and savor the natural beauty that envelops you. Imagine summer barbecues, starlit evenings, and lazy afternoons spent in the sun, all from the comfort of your own home. Located in a quiet neighborhood with easy access from Rodeo Aly or Balsam Ln, this property offers a sense of seclusion while still being convenient to local amenities. You’ll find endless opportunities for hiking, wildlife watching, and enjoying the great outdoors, making this home the ultimate mountain getaway. Whether you’re raising a family or seeking a tranquil retreat from the hustle and bustle of daily life, this house is more than just a property—it’s a lifestyle. Don’t miss your chance to own this captivating haven. Schedule a showing today

21. 2022-07-08
    soldstatus 497-char remark

    Show marketing remark (497 chars)

    Single level, open concept home in The Village surrounded by Aspens on a quiet street! The living room has tongue in groove pine ceilings with a wood burning stove for those cool mountain evenings. The open concept kitchen, dining and living room is perfect for family gatherings. The dining room has french doors that open to a private deck perfect for outdoor entertaining. There is parking access from the front or upper rear of home. This would make a perfect getaway home or full time living!

22. 2020-10-23
    soldstatus
23. 2019-12-12
    listed $157,000 497-char remark

    Show marketing remark (497 chars)

    Single level, open concept home in The Village surrounded by Aspens on a quiet street! The living room has tongue in groove pine ceilings with a wood burning stove for those cool mountain evenings. The open concept kitchen, dining and living room is perfect for family gatherings. The dining room has french doors that open to a private deck perfect for outdoor entertaining. There is parking access from the front or upper rear of home. This would make a perfect getaway home or full time living!

24. 2016-08-29
    soldstatus
25. 2016-08-29
    soldstatus
26. 2016-01-04
    listed $140,000
27. 2008-06-19
    soldstatus
28. 2006-05-09
    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: $880 · $73/mo
• Projected year-2 tax: $2,040 · $170/mo
• Expected delta: +$1,160/yr (+$97/mo · 131.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 1/10 Low 7 d/yr ≥79°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$14,284
• − Property taxes: −$880
• − Insurance: −$2,072
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$7,418
• Taxable loss: −$463
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $3,864/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: Cloudcroft Municipal Schools
• NCES district ID: 3500540
• Math proficiency: 28% —
• Reading proficiency: 48% —
• Median HH income: $45,499
• Composite: 34.88/100
• National rank: #9996
• State rank: #12 of 95 in NM

Livability — Cloudcroft

• Score: 60/100
• State rank: #107
• US rank: #18938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloudcroft, NM
• Population (ZIP): 2,633

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 21% Iranian 18% Scottish 5%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.09%
• Current HPI: 209.5308
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+96.4% since first listed

11 events — show timeline

• 2026-01-30 Price Changed $275,000 OCAOR
• 2025-07-02 Price Changed $313,000 OCAOR
• 2025-06-06 Listed $323,000 OCAOR
• 2022-07-08 Sold (MLS) — OCAOR
• 2020-10-23 Sold (Public Records) — Public Records
• 2019-12-12 Listed $157,000 OCAOR
• 2016-08-29 Sold (Public Records) — Public Records
• 2016-08-29 Sold (MLS) — OCAOR
• 2016-01-04 Listed $140,000 OCAOR
• 2008-06-19 Sold (Public Records) — Public Records
• 2006-05-09 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $880 · +2.8% YoY. Source: county tax records.