2208 E Idaho Ave · Las Cruces, NM 88001

$120,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 59 Days on market

Built 1959 9,225 sqft lot $109/sqft · 28% below area Est $168k · 28% under

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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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom, one bathroom home features a functional layout on just under 1/4 acre lot. The property provides ample outdoor space and is situated near local amenities and primary transit routes. It is offered for sale as-is, presenting an opportunity for renovation and investment,

Key facts

• Functional layout
• Outdoor space
• Local amenities

Tags

• FUNCTIONAL LAYOUT
• OUTDOOR SPACE
• LOCAL AMENITIES
• PRIMARY TRANSIT ROUTES
• OPPORTUNITY FOR RENOVATION
• INVESTMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 143 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($33k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.00% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $167,735
• List price: $120,000
• Delta: -28.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.45% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,161
• Equity at exit: $17,892

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $15,352
• Equity at exit: $10,375

Cash invested: $33,600 (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 88001

• Rents YoY: 3.5%
• Active inventory: 143
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$629
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $216

Break-even live

Break-even rent $931

Max offer price $120,000

Occupancy floor 77%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2324 E Idaho Ave Las Cruces, NM	3.0	2.0	1241	$1,325	$1.07	43d	1	0.07mi
1020 S Triviz Dr Apt 101 Las Cruces, NM	2.0	2.0	1000	$895	$0.90	44d	1	0.36mi
1815 Boston Dr Las Cruces, NM	3.0	1.5	980	$1,195	$1.22	43d	1	0.49mi
1345 Branson Ave Las Cruces, NM	2.0–3.0	2.0–2.5	1416	$1,230	$0.87	43d	2	0.67mi
1345 Branson Ave Las Cruces, NM	2.0	2.0	1199	$1,165	$0.97	20d	2	0.67mi
2930 Claude Dove Dr Las Cruces, NM	2.0	1.5	950	$1,200	$1.26	43d	1	0.81mi
3000 Majestic Rdg Unit 59 Las Cruces, NM	2.0	2.0	957	$1,015	$1.06	43d	1	0.85mi
3000 Majestic Rdg Unit 70 Las Cruces, NM	2.0	2.0	957	$1,015	$1.06	20d	1	0.85mi
3000 Majestic Rdg Unit 18 Las Cruces, NM	2.0	1.0	861	$970	$1.13	13d	1	0.85mi
2908 Valle Vis Las Cruces, NM	2.0	2.0	952	$1,395	$1.47	43d	1	0.87mi
3000 Majestic Rdg Unit 42 Las Cruces, NM	2.0	1.0	861	$970	$1.13	20d	1	0.87mi
950 Mormon Dr Unit mslB-2 Las Cruces, NM	2.0	1.0	735	$895	$1.22	20d	1	0.89mi
1400 S Espina St Las Cruces, NM	2.0	1.0	720	$795	$1.10	43d	1	0.95mi
3043 Hillrise Dr Las Cruces, NM	2.0	2.0	1359	$1,550	$1.14	20d	1	0.97mi
2060 S Triviz Dr Las Cruces, NM	2.0	2.0	1000	$1,162	$1.16	43d	4	0.99mi
917 Branson Ave Las Cruces, NM	2.0	1.0	750	$750	$1.00	43d	1	1.01mi
905 Branson Ave Unit B Las Cruces, NM	2.0	1.0	750	$750	$1.00	43d	1	1.01mi
2300 Kent Rd Las Cruces, NM	3.0	1.5	1200	$1,100	$0.92	43d	1	1.01mi
3109 Las Placitas Rd Las Cruces, NM	2.0	2.0	1217	$1,595	$1.31	43d	1	1.02mi
905 Branson Ave Las Cruces, NM	2.0	1.0	750	$750	$1.00	20d	1	1.02mi
3113 Las Placitas Rd Las Cruces, NM	2.0	2.0	1182	$1,600	$1.35	43d	1	1.02mi
2050 E Wisconsin Ave Las Cruces, NM	1.0–2.0	1.0–2.0	893	$1,530	$1.71	13d	17	1.04mi
3193 Athenian Way Las Cruces, NM	3.0	3.0	1459	$1,800	$1.23	43d	1	1.07mi
1980 Buchanan Ave Las Cruces, NM	3.0	2.0	1162	$1,800	$1.55	20d	1	1.14mi
518 E Boutz Rd Unit B Las Cruces, NM	2.0	1.0	864	$850	$0.98	43d	1	1.14mi
1615 E University Ave Unit 107 Las Cruces, NM	4.0	2.0	1014	$1,290	$1.27	43d	1	1.17mi
2306 S Espina St Las Cruces, NM	1.0–2.0	1.0–2.0	744	$975	$1.31	13d	7	1.21mi
1914 Sheryl Way Las Cruces, NM	2.0	2.0	856	$1,400	$1.64	13d	1	1.23mi
1255 E University Ave Las Cruces, NM	2.0	1.0	900	$995	$1.11	43d	1	1.26mi
204 N Virginia St Las Cruces, NM	2.0	1.0	876	$1,250	$1.43	43d	1	1.28mi

Listing history 15 events

1. 2026-06-18
   days on market $120,000 Active 59 DOM
2. 2026-06-17
   days on market $120,000 Active 58 DOM
3. 2026-06-16
   days on market $120,000 Active 57 DOM
4. 2026-06-15
   days on market $120,000 Active 56 DOM
5. 2026-06-14
   days on market $120,000 Active 54 DOM
6. 2026-06-13
   days on market $120,000 Active 53 DOM
7. 2026-06-10
   days on market $120,000 Active 51 DOM
8. 2026-06-09
   days on market $120,000 Active 50 DOM
9. 2026-06-08
   days on market $120,000 Active 49 DOM
10. 2026-06-07
    pricedays on market $120,000 Active 48 DOM
11. 2026-06-02
    days on market $135,000 Active 43 DOM
12. 2026-06-01
    days on market $135,000 Active 42 DOM
13. 2026-05-31
    days on market $135,000 Active 41 DOM
14. 2026-05-30
    days on market $135,000 Active 40 DOM
15. 2026-04-20
    listed $135,000 Active 289-char remark

    Show marketing remark (289 chars)

    This three bedroom, one bathroom home features a functional layout on just under 1/4 acre lot. The property provides ample outdoor space and is situated near local amenities and primary transit routes. It is offered for sale as-is, presenting an opportunity for renovation and investment,

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$286/yr (+$24/mo · 42.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 25 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: $14,457
• − Mortgage interest: −$6,722
• − Property taxes: −$674
• − Insurance: −$600
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,491
• Taxable income: $657
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,438/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 37,690
• Household income: $33,087
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 2590.0

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 (72%)
• Race & ethnicity: Hispanic / Latino 72% Two or more races 24% White 21% Black 3% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 59%
• Common ancestry: Slovak 1% Italian 1% Romanian 1%
• Foreign-born: 12% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Other Asian/Pacific 1%

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: ▼ -239.44%
• Current HPI: 219.0404
• Rent YoY: ▲ 3.45%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-20 Listed $135,000 SNMMLS as distributed by MLS GRID

Property tax history

+1.5%/yr

Latest (2025): $674 · +12.9% YoY. Source: county tax records.