1005 Buena St · Roswell, NM 88203

$99,000

3 bd · 2.0 ba · 1,265 sqft · SingleFamily · 3 Days on market

Built 1958 Fair condition 9,525 sqft lot Est $78k · 26% over

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.8/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, 2 bath, 2 car garage home with plenty of space to spread out. Fixere upper with great potential ___ ready for your personal touch and TLC. features a spacious backyard offering endless possibilities for customization, recreation, or entertaining. Property is in a flood zone per FEMA Flood Map. There is an active termite treatment plan in place through Bob Reed Pest Control. Buyer acknowledges the presence of termite damage and is encouraged to conduct their own due diligence regarding the condition of the property.

Key facts

• Spacious backyard
• 9,525 sq ft lot
• 2 garage spots

Tags

• SPACIOUS BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Public water; Natural gas available and connected; Electricity connected
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior
• Exterior features: Fenced yard; Shingle roof; Lot approximately 0.2187 acres (about 9,525 sq ft); Lot dimensions about 75 x 127

Interior

• Kitchen: Free-standing range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Free-standing range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $50 ($599/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 181 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($42k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $78,430
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 Davidson Dr	0.59mi	3/2.0	1,215 (-4%)	8mo	$75,000	$62	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-12,580
• Equity at exit: $14,761

10-year hold

• IRR: -3.0%
• Equity multiple: 0.79×
• Total profit: $-5,706
• Equity at exit: $8,560

Cash invested: $27,720 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 181
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,469 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $50

Break-even live

Break-even rent $1,406

Max offer price $99,000

Occupancy floor 92%

Sensitivity live

Price	-10% $118	-5% $84	+0% $50	+5% $16	+10% $-19
Rent	-10% $-66	-5% $-8	+0% $50	+5% $108	+10% $166
Rate	-1.0pp $100	-0.5pp $75	base $50	+0.5pp $24	+1.0pp $-2

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Plaza del Sol Roswell, NM	2.0	2.0	1150	$1,275	$1.11	45d	1	0.13mi
1049 W Poe St Roswell, NM	2.0	1.5	1413	$1,200	$0.85	45d	1	0.68mi
1915 S Pennsylvania Ave Roswell, NM	4.0	2.0	1757	$1,800	$1.02	45d	1	0.86mi
2614 Palomar Pl Roswell, NM	3.0	2.0	1278	$1,400	$1.10	45d	1	1.03mi
2703 S Onyx Dr Roswell, NM	3.0	2.0	1400	$1,900	$1.36	45d	1	1.11mi
613 S Hemlock Ave Roswell, NM	3.0	1.0	1078	$1,150	$1.07	45d	1	1.35mi

Listing history 2 events

1. 2026-05-12
   status Pending
2. 2026-05-09
   listed $99,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 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: $17,630
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$5,614
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − Depreciation: −$2,880
• Taxable loss: −$715
• Est. tax savings @ 24.0%: +$172
• After-tax cash flow: $771/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathroom are in poor condition and need major repairs. Painting the exterior and updating the flooring and cabinets would significantly increase its value.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen flooring — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would significantly increase both resale and rental value
• Both exterior paint — painting the exterior would improve curb appeal and increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen flooring · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and in poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would significantly increase both resale and rental value ↑
• Both exterior paint — painting the exterior would improve curb appeal and increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-12 Pending — NMMLS
• 2026-05-09 Listed $99,000 NMMLS