314 W 10th St · Clovis, NM 88101

$120,000

3 bd · 1.0 ba · 1,137 sqft · Other · 91 Days on market

Built 1937 4,900 sqft lot $106/sqft · 38% below area Est $194k · 38% 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and adorable. Fenced front and back yard for security and privacy. Inside you will find a functional traditional floor plan. 3 good sized bedrooms, formal dining room and a functional kitchen. This property make the perfect starter home, forever home, rental or investment property. Call today to schedule your private showing

Key facts

• Functional kitchen
• Formal dining room
• 4,900 sq ft lot

Tags

• FENCED FRONT AND BACK YARD
• FORMAL DINING ROOM
• FUNCTIONAL KITCHEN

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 (4.0% below list).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: James Bickley Elementary (290 students, 100% FRL); Marshall Middle (519 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 471 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).

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.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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. 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: 0.96% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $194,424
• List price: $120,000
• Delta: -38.28%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-5,859
• Equity at exit: $17,892

10-year hold

• IRR: 7.6%
• Equity multiple: 1.64×
• Total profit: $21,453
• 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 88101

• Rents YoY: 5.5%
• Active inventory: 471
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$629
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $166

Break-even live

Break-even rent $941

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $234	-5% $200	+0% $166	+5% $133	+10% $99
Rent	-10% $76	-5% $121	+0% $166	+5% $212	+10% $257
Rate	-1.0pp $227	-0.5pp $197	base $166	+0.5pp $135	+1.0pp $104

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 E 5th St Unit 5 Clovis, NM	2.0	1.0	800	$850	$1.06	45d	1	0.58mi
2100 Mitchell St Unit 14 Clovis, NM	2.0	1.0	743	$750	$1.01	45d	1	0.81mi
109 State Ave Clovis, NM	2.0	1.0	816	$2,000	$2.45	45d	1	0.96mi
1808 Debra St Clovis, NM	3.0	2.5	1412	$1,400	$0.99	45d	1	1.12mi
1500 Echols Ave Clovis, NM	2.0	1.0–2.0	912	$948	$1.04	45d	5	1.12mi
2517 Ross St Clovis, NM	2.0	1.0	991	$950	$0.96	45d	1	1.26mi

Listing history 27 events

1. 2026-06-22
   days on market $120,000 Active 91 DOM
2. 2026-06-19
   days on market $120,000 Active 88 DOM
3. 2026-06-18
   days on market $120,000 Active 87 DOM
4. 2026-06-17
   days on market $120,000 Active 86 DOM
5. 2026-06-16
   days on market $120,000 Active 85 DOM
6. 2026-06-15
   days on market $120,000 Active 84 DOM
7. 2026-06-14
   days on market $120,000 Active 82 DOM
8. 2026-06-12
   days on market $120,000 Active 81 DOM
9. 2026-06-09
   days on market $120,000 Active 78 DOM
10. 2026-06-08
    days on market $120,000 Active 77 DOM
11. 2026-06-07
    pricedays on market $120,000 Active 76 DOM
12. 2026-06-03
    days on market $129,000 Active 72 DOM
13. 2026-06-02
    days on market $129,000 Active 71 DOM
14. 2026-06-01
    days on market $129,000 Active 70 DOM
15. 2026-05-31
    days on market $129,000 Active 69 DOM
16. 2026-05-30
    days on market $129,000 Active 68 DOM
17. 2026-03-23
    listed $129,000 Active 337-char remark

    Show marketing remark (337 chars)

    Affordable and adorable. Fenced front and back yard for security and privacy. Inside you will find a functional traditional floor plan. 3 good sized bedrooms, formal dining room and a functional kitchen. This property make the perfect starter home, forever home, rental or investment property. Call today to schedule your private showing

18. 2024-08-15
    soldstatus
19. 2024-08-14
    soldstatus Closed 531-char remark

    Show marketing remark (531 chars)

    What a great way to live in this 3 bed 1 bath home! Being fully fenced will give you the privacy you are longing for all while giving you the access needed for your vehicles and entertainment. It's the perfect blend of cozy, accessible and affordable. You will love the tiled floor throughout, utility room, covered front patio, access to the backyard through a secure metal fence, and even an extra slab of concrete in the back for your creativity. This home is a great deal so call your REALTOR® to get your own private tour!

20. 2024-07-10
    status Pending 531-char remark

    Show marketing remark (531 chars)

    What a great way to live in this 3 bed 1 bath home! Being fully fenced will give you the privacy you are longing for all while giving you the access needed for your vehicles and entertainment. It's the perfect blend of cozy, accessible and affordable. You will love the tiled floor throughout, utility room, covered front patio, access to the backyard through a secure metal fence, and even an extra slab of concrete in the back for your creativity. This home is a great deal so call your REALTOR® to get your own private tour!

21. 2024-06-04
    listed $112,000 Active 531-char remark

    Show marketing remark (531 chars)

    What a great way to live in this 3 bed 1 bath home! Being fully fenced will give you the privacy you are longing for all while giving you the access needed for your vehicles and entertainment. It's the perfect blend of cozy, accessible and affordable. You will love the tiled floor throughout, utility room, covered front patio, access to the backyard through a secure metal fence, and even an extra slab of concrete in the back for your creativity. This home is a great deal so call your REALTOR® to get your own private tour!

22. 2018-04-17
    soldstatus
23. 2017-12-01
    listed $75,800
24. 2013-11-14
    soldstatus
25. 2013-11-14
    soldstatus
26. 2013-04-06
    listed $58,000
27. 2006-09-20
    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: $768 · $64/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$192/yr (+$16/mo · 25.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 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: $13,820
• − Mortgage interest: −$6,722
• − Property taxes: −$768
• − Insurance: −$600
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$3,491
• Taxable income: $28
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $1,991/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+122.4% since first listed

11 events — show timeline

• 2026-03-23 Listed $129,000 NMMLS
• 2024-08-15 Sold (Public Records) — Public Records
• 2024-08-14 Sold (MLS) — NMMLS
• 2024-07-10 Pending — NMMLS
• 2024-06-04 Listed $112,000 NMMLS
• 2018-04-17 Sold (MLS) — NMMLS
• 2017-12-01 Listed $75,800 NMMLS
• 2013-11-14 Sold (Public Records) — Public Records
• 2013-11-14 Sold (MLS) — NMMLS
• 2013-04-06 Listed $58,000 NMMLS
• 2006-09-20 Sold (Public Records) — Public Records

Property tax history

+11.0%/yr

Latest (2025): $768 · +32.4% YoY. Source: county tax records.