1956 S Roosevelt Road 8 Rd · Portales, NM 88130

$135,000

4 bd · 2.0 ba · 1,568 sqft · Manufactured · 79 Days on market

Built 1999 Fair condition 1.00 ac 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable country living. If you need space inside and out this is the house for you. 4 bedrooms and 2 bathrooms all situated on 1 acre. Open split floorplan with plenty of storage. Attached carport for covered parking and covered front porch to beat the summer heat. Call today and make this home yours.

Key facts

• Covered front porch
• Open split floorplan
• Plenty of storage

Tags

• OPEN SPLIT FLOORPLAN
• PLENTY OF STORAGE
• ATTACHED CARPORT
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#63 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Portales Municipal Schools (town): math 17% / reading 57% proficiency, ranked #15 of 29 in NM (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 128 active listings in the ZIP; 31 units permitted in Roosevelt County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($52k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Roosevelt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.03% ✓
• Cap rate: 7.81%
• Cash-on-cash: 5.41%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,581
• Equity at exit: $20,129

10-year hold

• IRR: 7.0%
• Equity multiple: 1.59×
• Total profit: $22,206
• Equity at exit: $11,672

Cash invested: $37,800 (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 88130

• Rents YoY: 5.4%
• Active inventory: 128
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,397 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $170

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $264	-5% $217	+0% $170	+5% $124	+10% $77
Rent	-10% $60	-5% $115	+0% $170	+5% $226	+10% $281
Rate	-1.0pp $238	-0.5pp $205	base $170	+0.5pp $135	+1.0pp $100

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $135,000 Active 79 DOM
2. 2026-06-18
   days on market $135,000 Active 78 DOM
3. 2026-06-17
   days on market $135,000 Active 77 DOM
4. 2026-06-16
   days on market $135,000 Active 76 DOM
5. 2026-06-15
   days on market $135,000 Active 75 DOM
6. 2026-06-14
   days on market $135,000 Active 73 DOM
7. 2026-06-12
   days on market $135,000 Active 72 DOM
8. 2026-06-09
   days on market $135,000 Active 69 DOM
9. 2026-06-08
   days on market $135,000 Active 68 DOM
10. 2026-06-07
    days on market $135,000 Active 67 DOM
11. 2026-06-05
    days on market $135,000 Active 64 DOM
12. 2026-06-03
    days on market $135,000 Active 63 DOM
13. 2026-06-02
    days on market $135,000 Active 62 DOM
14. 2026-06-01
    days on market $135,000 Active 61 DOM
15. 2026-05-31
    days on market $135,000 Active 60 DOM
16. 2026-05-30
    days on market $135,000 Active 59 DOM
17. 2026-04-01
    listed $135,000 Active 305-char remark

    Show marketing remark (305 chars)

    Affordable country living. If you need space inside and out this is the house for you. 4 bedrooms and 2 bathrooms all situated on 1 acre. Open split floorplan with plenty of storage. Attached carport for covered parking and covered front porch to beat the summer heat. Call today and make this home yours.

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

Taxation est. · year 1

• Rental income: $16,759
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,927
• Taxable loss: −$112
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,071/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 · 11 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through cosmetic updates and landscaping improvements.

Repairs flagged

• Major Flooring — Exposed plywood indicates subfloor issues
• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Dated appearance

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves property's visual appeal
• Both HVAC system maintenance and potential upgrade — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Flooring · Exposed plywood indicates subfloor issues	Major	$15,000–50,000
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom fixtures · Dated appearance	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves property's visual appeal ↑
• Both HVAC system maintenance and potential upgrade — Ensures comfort and energy efficiency ↑

ⓘ 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: Portales Municipal Schools
• NCES district ID: 3502100
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 57% ▲ 20.00%
• Median HH income: $36,151
• Composite: 30.52/100
• National rank: #6209
• State rank: #15 of 29 in NM

Livability — Portales

• Score: 64/100
• State rank: #63
• US rank: #13640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Roosevelt County · 17,842 people
• City population: 17,842
• Metro: Portales, NM
• Population (ZIP): 17,842
• Household income: $52,434
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 574.0

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 16,821 people
• By 2030: 15,818 · -6.0%
• By 2040: 13,766 · -18.2%
• By 2050: 12,152 · -27.8%
• By 2075: 9,601 · -42.9%
• By 2100: 8,241 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Roosevelt

• 2024 margin: Solid R (+43.2) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -29.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+42.9 2016: R+41.3 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.72%
• Current HPI: 108.0555
• Rent YoY: ▲ 5.38%
• Metro: Portales, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-01 Listed $135,000 NMMLS