None · Williamsburg, NM 87942

$75,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 15 Days on market

Built 1965 Fair condition 6,098 sqft lot

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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
• Appreciation +5.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Nice little 2 bedroom 1 bath home sitting on a fenced lot with dual gates in the quite Village of Williamsburg. Workshop, storage buildings and sitting area at back of lot.

Key facts

• Dual gates
• Storage buildings
• Workshop

Tags

• FENCED LOT
• DUAL GATES
• WORKSHOP
• STORAGE BUILDINGS
• SITTING AREA

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: 1 covered parking space; Attached carport; 1 garage space (garage present); 1 total parking space
• Utilities: Public water; Electricity connected; Natural gas available and connected
• Home design: Manufactured home; Residential property
• Construction: Flat roof
• Exterior features: Covered patio; Screened patio; Fenced yard (chain link); Shed(s); Workshop

Interior

• Kitchen: Free-standing range; Range hood; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#151 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, commute D, crime F.
• T Or C Municipal Schools (town): math 25% / reading 25% proficiency, ranked #29 of 29 in NM (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: T Or C Elementary (389 students, 100% FRL); T Or C Middle (283 students, 100% FRL); Hot Springs High (361 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $982 appreciation (1.3% local appreciation)).
• Sierra County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,875 (1.5% below list)

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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.31% ✓
• Cap rate: 19.90%
• Cash-on-cash: 48.59%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.7%
• Equity multiple: 3.70×
• Total profit: $56,730
• Equity at exit: $26,820

10-year hold

• IRR: 52.9%
• Equity multiple: 7.42×
• Total profit: $134,753
• Equity at exit: $36,602

Cash invested: $21,000 (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 87942

• Home prices YoY: 1.0%
• Active inventory: 19
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $850

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 46%

Sensitivity live

Price	-10% $902	-5% $876	+0% $850	+5% $824	+10% $798
Rent	-10% $713	-5% $782	+0% $850	+5% $919	+10% $987
Rate	-1.0pp $888	-0.5pp $869	base $850	+0.5pp $831	+1.0pp $811

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $75,000 Active 15 DOM
2. 2026-06-17
   days on market $75,000 Active 14 DOM
3. 2026-06-16
   days on market $75,000 Active 13 DOM
4. 2026-06-15
   days on market $75,000 Active 12 DOM
5. 2026-06-14
   days on market $75,000 Active 10 DOM
6. 2026-06-13
   days on market $75,000 Active 9 DOM
7. 2026-06-10
   days on market $75,000 Active 7 DOM
8. 2026-06-09
   days on market $75,000 Active 6 DOM
9. 2026-06-08
   days on market $75,000 Active 5 DOM
10. 2026-06-07
    remarks 172-char remark
11. 2026-06-07
    listed $75,000 Active 4 DOM

ⓘ 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 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 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: $20,789
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$2,182
• Taxable income: $9,580
• Est. tax owed @ 24.0%: −$2,299
• After-tax cash flow: $7,905/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 · 14 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations, including updating the kitchen and bathroom, painting, and landscaping, to significantly increase its resale and rental value.

Repairs flagged

• Moderate Kitchen cabinets — Worn countertops and dated cabinets suggest a need for replacement or renovation.
• Major Bathroom fixtures — Outdated and stained fixtures indicate a significant need for replacement.
• Minor Exterior siding — Some wear and tear, but not severe enough to require immediate action.
• Minor Interior walls — Peeling paint and discoloration suggest a need for touch-up or repainting.
• Minor Landscaping — Minimal landscaping and unkempt yard suggest a need for some maintenance.
• Major Windows — Old and possibly inefficient windows suggest a need for replacement.

Value-add opportunities

• Resale Updating kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers and increase the home's appeal.
• Resale Replacing outdated bathroom fixtures — Upgrading the bathroom will improve the home's overall appeal and functionality.
• Both Painting interior walls and repainting exterior siding — Fresh paint will improve the home's curb appeal and interior aesthetics, benefiting both resale and rental value.
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping will enhance the home's curb appeal and attract more potential buyers or renters.
• Resale Replacing old windows — Energy-efficient windows will improve the home's energy efficiency and reduce utility costs, making it more attractive to buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn countertops and dated cabinets suggest a need for replacement or renovation.	Moderate	$3,000–15,000
Bathroom fixtures · Outdated and stained fixtures indicate a significant need for replacement.	Major	$15,000–50,000
Exterior siding · Some wear and tear, but not severe enough to require immediate action.	Minor	$500–3,000
Interior walls · Peeling paint and discoloration suggest a need for touch-up or repainting.	Minor	$500–3,000
Landscaping · Minimal landscaping and unkempt yard suggest a need for some maintenance.	Minor	$500–3,000
Windows · Old and possibly inefficient windows suggest a need for replacement.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$34,500–124,000

Value-add ROI direction

• Resale Updating kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers and increase the home's appeal. ↑
• Resale Replacing outdated bathroom fixtures — Upgrading the bathroom will improve the home's overall appeal and functionality. ↑
• Both Painting interior walls and repainting exterior siding — Fresh paint will improve the home's curb appeal and interior aesthetics, benefiting both resale and rental value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping will enhance the home's curb appeal and attract more potential buyers or renters. ↑
• Resale Replacing old windows — Energy-efficient windows will improve the home's energy efficiency and reduce utility costs, making it more attractive to buyers. ↑

ⓘ 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: T Or C Municipal Schools
• NCES district ID: 3502610
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $28,449
• Composite: 20.0/100
• National rank: #8666
• State rank: #29 of 29 in NM

Livability — Williamsburg

• Score: 58/100
• State rank: #151
• US rank: #21342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, NM
• Population (ZIP): 1,114

Population outlook (Sierra County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 8,580 · -9.7%
• By 2040: 6,994 · -26.4%
• By 2050: 5,914 · -37.7%
• By 2075: 4,083 · -57.0%
• By 2100: 2,499 · -73.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 41% Two or more races 16%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 11% German 1% Romanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 65% English-only · Spanish 35%

Political lean MEDSL · Sierra

• 2024 margin: R (+19.2) · D 39.2% · R 58.3% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -12.1pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+21.5 2016: R+27.2 2012: R+18.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.31%
• Current HPI: 128.8108
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $75,000 NMMLS