1810 W Feather St · Artesia, NM 88210

$120,000

3 bd · 1.0 ba · 1,270 sqft · SingleFamily · 94 Days on market

$94/sqft · 66% above area ↓ 13% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 1 bath home in established neighborhood. Family room/den has a standing wood burning stove. The room can double as a formal dining room. Large laundry room. Enjoy your back yard with the covered patio. Large storage building in back yard. With a few repairs and updates, this house is ready for the next owner's personal touch!

Key facts

• Formal dining room
• Covered patio
• Listed 93 days

Tags

• STANDING WOOD BURNING STOVE
• FORMAL DINING ROOM
• COVERED PATIO
• LARGE STORAGE BUILDING

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 $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#75 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Artesia Public Schools (town): math 29% / reading 42% proficiency, ranked #17 of 95 in NM (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• At $3,224/mo this rent would consume 49% of the median local household income ($80k/yr) (locally 159% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 5→14/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 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.69% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.71%
• DSCR: 3.88
• GRM: 3.1

CMA / ARV

• ARV (median comp): $72,500
• List price: $120,000
• Delta: 65.52%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.8%
• Equity multiple: 3.86×
• Total profit: $95,945
• Equity at exit: $17,892

10-year hold

• IRR: 68.3%
• Equity multiple: 7.91×
• Total profit: $232,105
• 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 88210

• Active inventory: 166
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $3,224 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $1,812

Break-even live

Break-even rent $931

Max offer price $120,000

Occupancy floor 39%

Sensitivity live

Price	-10% $1,880	-5% $1,846	+0% $1,812	+5% $1,778	+10% $1,744
Rent	-10% $1,557	-5% $1,685	+0% $1,812	+5% $1,939	+10% $2,067
Rate	-1.0pp $1,872	-0.5pp $1,842	base $1,812	+0.5pp $1,781	+1.0pp $1,749

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2106 W Bullock Ave Artesia, NM	3.0	2.0	1320	$1,800	$1.36	45d	1	0.49mi
1402 W Briscoe Ave Artesia, NM	3.0	2.0	1564	$1,750	$1.12	45d	1	0.58mi

Listing history 19 events

1. 2026-06-19
   days on market $120,000 Active 94 DOM
2. 2026-06-18
   days on market $120,000 Active 93 DOM
3. 2026-06-17
   days on market $120,000 Active 92 DOM
4. 2026-06-16
   days on market $120,000 Active 91 DOM
5. 2026-06-15
   days on market $120,000 Active 90 DOM
6. 2026-06-14
   days on market $120,000 Active 88 DOM
7. 2026-06-13
   days on market $120,000 Active 87 DOM
8. 2026-06-10
   days on market $120,000 Active 85 DOM
9. 2026-06-09
   days on market $120,000 Active 84 DOM
10. 2026-06-08
    days on market $120,000 Active 83 DOM
11. 2026-06-07
    days on market $120,000 Active 82 DOM
12. 2026-06-03
    days on market $120,000 Active 78 DOM
13. 2026-06-02
    days on market $120,000 Active 77 DOM
14. 2026-06-01
    days on market $120,000 Active 76 DOM
15. 2026-05-31
    days on market $120,000 Active 75 DOM
16. 2026-05-30
    days on market $120,000 Active 74 DOM
17. 2026-04-20
    price $134,900 337-char remark

    Show marketing remark (337 chars)

    3 bedroom 1 bath home in established neighborhood. Family room/den has a standing wood burning stove. The room can double as a formal dining room. Large laundry room. Enjoy your back yard with the covered patio. Large storage building in back yard. With a few repairs and updates, this house is ready for the next owner's personal touch!

18. 2026-04-02
    price $139,900 337-char remark

    Show marketing remark (337 chars)

    3 bedroom 1 bath home in established neighborhood. Family room/den has a standing wood burning stove. The room can double as a formal dining room. Large laundry room. Enjoy your back yard with the covered patio. Large storage building in back yard. With a few repairs and updates, this house is ready for the next owner's personal touch!

19. 2026-03-18
    listed $155,000 Active 337-char remark

    Show marketing remark (337 chars)

    3 bedroom 1 bath home in established neighborhood. Family room/den has a standing wood burning stove. The room can double as a formal dining room. Large laundry room. Enjoy your back yard with the covered patio. Large storage building in back yard. With a few repairs and updates, this house is ready for the next owner's personal touch!

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$289/yr (+$24/mo · 43.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 5 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,689
• − Mortgage interest: −$6,722
• − Property taxes: −$671
• − Insurance: −$600
• − Repairs & maintenance: −$3,095
• − Management: −$3,095
• − Depreciation: −$3,491
• Taxable income: $21,016
• Est. tax owed @ 24.0%: −$5,044
• After-tax cash flow: $16,699/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: Artesia Public Schools
• NCES district ID: 3500120
• Math proficiency: 29% —
• Reading proficiency: 42% —
• Median HH income: $51,397
• Composite: 33.48/100
• National rank: #10522
• State rank: #17 of 95 in NM

Livability — Artesia

• Score: 63/100
• State rank: #75
• US rank: #15300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Artesia, NM
• County: Eddy County · 58,370 people
• City population: 18,542
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 18,542
• Household income: $79,632
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 159.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 40% Two or more races 19% Native American 3%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 1% Romanian 1% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.85%
• Current HPI: 115.6107
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-13.0% since first listed

3 events — show timeline

• 2026-04-20 Price Changed $134,900 NMMLS
• 2026-04-02 Price Changed $139,900 NMMLS
• 2026-03-18 Listed $155,000 NMMLS

Property tax history

+2.4%/yr

Latest (2025): $671 · -1.4% YoY. Source: county tax records.