4865 Camino Dos Vidas · Las Cruces, NM 88012

$305,000

4 bd · 2.0 ba · 1,723 sqft · SingleFamily public records · 65 Days on market

Built 2005 7,797 sqft lot $177/sqft · 22% below area Est $390k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.0/30.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Southwest-style home offering 4 bedrooms and 2 bathrooms, blending timeless charm with modern comfort. FURNITURE CAN STAY with an acceptable offer, adding extra convenience and value to this well-maintained property. Warm architectural details, inviting living spaces, and abundant natural light create a welcoming atmosphere throughout. The spacious layout provides flexibility for both everyday living and entertaining. Step outside to a beautifully landscaped yard, perfect for relaxing or hosting gatherings, featuring mature plantings, thoughtful design, and plenty of room to enjoy the surrounding scenery. With its distinctive Southwest character, functional floor plan, and appealing curb appeal, this home is a must-see for buyers seeking style, comfort, and a serene setting.

Key facts

• 7,797 sq ft lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (31.7% below list).
• Recommended offer: $208k (31.7% below list) — sets the bar for 1% rule.

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); 591 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,233 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.81
• GRM: 12.2

CMA / ARV

• ARV (median comp): $389,573
• List price: $305,000
• Delta: -21.71%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -23.2%
• Equity multiple: 0.20×
• Total profit: $-68,243
• Equity at exit: $45,476

10-year hold

• IRR: -16.7%
• Equity multiple: 0.06×
• Total profit: $-80,698
• Equity at exit: $26,371

Cash invested: $85,400 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 591
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,082 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$230 /mo · $2,763/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-312

Break-even live

Break-even rent $2,477

Max offer price $249,933

Occupancy floor —

Sensitivity live

Price	-10% $-139	-5% $-225	+0% $-312	+5% $-398	+10% $-484
Rent	-10% $-476	-5% $-394	+0% $-312	+5% $-229	+10% $-147
Rate	-1.0pp $-158	-0.5pp $-234	base $-312	+0.5pp $-391	+1.0pp $-471

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4942 Sherwood Rd Las Cruces, NM	3.0	2.0	1376	$1,625	$1.18	14d	1	0.49mi
5014 Kenner Way Las Cruces, NM	3.0	2.0	1657	$1,825	$1.10	14d	1	0.53mi
3833 Ranchers Rd Las Cruces, NM	3.0	2.0	1600	$2,000	$1.25	44d	1	0.80mi
7516 Sierra de Oro Pl Las Cruces, NM	4.0	2.0	1549	$1,895	$1.22	14d	1	1.06mi
3575 Sierra del Sol Ave Las Cruces, NM	3.0	2.0	1700	$1,950	$1.15	44d	1	1.23mi
7559 Vista de Oeste Pl Las Cruces, NM	3.0	2.0	1234	$2,000	$1.62	44d	1	1.33mi
3652 Springhaven Loop Las Cruces, NM	4.0	3.0	2126	$2,500	$1.18	14d	1	1.36mi
7353 Vista de Sobre Dr Las Cruces, NM	3.0	2.0	1506	$1,895	$1.26	44d	1	1.38mi
3860 Las Colinas Dr Las Cruces, NM	3.0	2.5	1550	$1,600	$1.03	22d	1	1.42mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $305,000 Pending 65 DOM
2. 2026-06-10
   days on market $305,000 Active 64 DOM
3. 2026-06-09
   days on market $305,000 Active 63 DOM
4. 2026-06-08
   days on market $305,000 Active 62 DOM
5. 2026-06-07
   days on market $305,000 Active 61 DOM
6. 2026-06-02
   days on market $305,000 Active 56 DOM
7. 2026-06-01
   days on market $305,000 Active 55 DOM
8. 2026-05-31
   days on market $305,000 Active 54 DOM
9. 2026-05-30
   days on market $305,000 Active 53 DOM
10. 2026-05-06
    price $315,000 795-char remark

    Show marketing remark (795 chars)

    Beautiful Southwest-style home offering 4 bedrooms and 2 bathrooms, blending timeless charm with modern comfort. FURNITURE CAN STAY with an acceptable offer, adding extra convenience and value to this well-maintained property. Warm architectural details, inviting living spaces, and abundant natural light create a welcoming atmosphere throughout. The spacious layout provides flexibility for both everyday living and entertaining. Step outside to a beautifully landscaped yard, perfect for relaxing or hosting gatherings, featuring mature plantings, thoughtful design, and plenty of room to enjoy the surrounding scenery. With its distinctive Southwest character, functional floor plan, and appealing curb appeal, this home is a must-see for buyers seeking style, comfort, and a serene setting.

11. 2026-04-07
    listed $325,000 Active 795-char remark

    Show marketing remark (795 chars)

    Beautiful Southwest-style home offering 4 bedrooms and 2 bathrooms, blending timeless charm with modern comfort. FURNITURE CAN STAY with an acceptable offer, adding extra convenience and value to this well-maintained property. Warm architectural details, inviting living spaces, and abundant natural light create a welcoming atmosphere throughout. The spacious layout provides flexibility for both everyday living and entertaining. Step outside to a beautifully landscaped yard, perfect for relaxing or hosting gatherings, featuring mature plantings, thoughtful design, and plenty of room to enjoy the surrounding scenery. With its distinctive Southwest character, functional floor plan, and appealing curb appeal, this home is a must-see for buyers seeking style, comfort, and a serene setting.

12. 2024-05-09
    soldstatus Closed 701-char remark

    Show marketing remark (701 chars)

    Welcome to this well-cared Southwest style home!With 4-bedrooms, 2-bathrooms and a 2-car garage, this property offers a comfortable and functional living space. This home boasts a spacious open-concept living, dining, and kitchen area, complete with a charming kiva fireplace. Step outside to enjoy the beauty of shaded landscape and fruit trees, a pergola, and a cozy shed within the picturesque outdoor space. The enclosed sunroom and patio provide the perfect spots for relaxation or entertaining. Plus, the convenience of two large metal side gates adds functionality and security to this inviting property. Don't miss out on the opportunity to make this your dream home, schedule a viewing today!

13. 2024-05-09
    soldstatus

    Show marketing remark (701 chars)

    Welcome to this well-cared Southwest style home!With 4-bedrooms, 2-bathrooms and a 2-car garage, this property offers a comfortable and functional living space. This home boasts a spacious open-concept living, dining, and kitchen area, complete with a charming kiva fireplace. Step outside to enjoy the beauty of shaded landscape and fruit trees, a pergola, and a cozy shed within the picturesque outdoor space. The enclosed sunroom and patio provide the perfect spots for relaxation or entertaining. Plus, the convenience of two large metal side gates adds functionality and security to this inviting property. Don't miss out on the opportunity to make this your dream home, schedule a viewing today!

14. 2024-05-09
    soldstatus

    Show marketing remark (701 chars)

    Welcome to this well-cared Southwest style home!With 4-bedrooms, 2-bathrooms and a 2-car garage, this property offers a comfortable and functional living space. This home boasts a spacious open-concept living, dining, and kitchen area, complete with a charming kiva fireplace. Step outside to enjoy the beauty of shaded landscape and fruit trees, a pergola, and a cozy shed within the picturesque outdoor space. The enclosed sunroom and patio provide the perfect spots for relaxation or entertaining. Plus, the convenience of two large metal side gates adds functionality and security to this inviting property. Don't miss out on the opportunity to make this your dream home, schedule a viewing today!

15. 2024-03-29
    status Pending 701-char remark

    Show marketing remark (701 chars)

    Welcome to this well-cared Southwest style home!With 4-bedrooms, 2-bathrooms and a 2-car garage, this property offers a comfortable and functional living space. This home boasts a spacious open-concept living, dining, and kitchen area, complete with a charming kiva fireplace. Step outside to enjoy the beauty of shaded landscape and fruit trees, a pergola, and a cozy shed within the picturesque outdoor space. The enclosed sunroom and patio provide the perfect spots for relaxation or entertaining. Plus, the convenience of two large metal side gates adds functionality and security to this inviting property. Don't miss out on the opportunity to make this your dream home, schedule a viewing today!

16. 2024-03-14
    listed $311,500 Active 701-char remark

    Show marketing remark (701 chars)

    Welcome to this well-cared Southwest style home!With 4-bedrooms, 2-bathrooms and a 2-car garage, this property offers a comfortable and functional living space. This home boasts a spacious open-concept living, dining, and kitchen area, complete with a charming kiva fireplace. Step outside to enjoy the beauty of shaded landscape and fruit trees, a pergola, and a cozy shed within the picturesque outdoor space. The enclosed sunroom and patio provide the perfect spots for relaxation or entertaining. Plus, the convenience of two large metal side gates adds functionality and security to this inviting property. Don't miss out on the opportunity to make this your dream home, schedule a viewing today!

17. 2020-04-20
    soldstatus
18. 2017-01-23
    soldstatus
19. 2017-01-23
    soldstatus
20. 2015-09-28
    listed $159,900
21. 2005-04-06
    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: $2,763 · $230/mo
• Projected year-2 tax: $2,763 · $230/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 19 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: $24,988
• − Mortgage interest: −$17,085
• − Property taxes: −$2,763
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,999
• − Management: −$1,999
• − Depreciation: −$8,873
• Taxable loss: −$9,255
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $-1,519/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): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+97.0% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $315,000 SNMMLS as distributed by MLS GRID
• 2026-04-07 Listed $325,000 SNMMLS as distributed by MLS GRID
• 2024-05-09 Sold (Public Records) — Public Records
• 2024-05-09 Sold (Public Records) — Public Records
• 2024-05-09 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2024-03-29 Pending — SNMMLS as distributed by MLS GRID
• 2024-03-14 Listed $311,500 SNMMLS as distributed by MLS GRID
• 2020-04-20 Sold (Public Records) — Public Records
• 2017-01-23 Sold (Public Records) — Public Records
• 2017-01-23 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2015-09-28 Listed $159,900 SNMMLS as distributed by MLS GRID
• 2005-04-06 Sold (Public Records) — Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,763 · +70.4% YoY. Source: county tax records.