7562 Sierra De Luna Pl · Las Cruces, NM 88012

$299,000

4 bd · 2.0 ba · 1,858 sqft · SingleFamily public records · 56 Days on market

Built 2011 5,184 sqft lot $161/sqft · 9% below area Est $327k · 9% under

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Why this score? — see what drove the D- 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).

• ARV discount +11.4/15.0
• Cash flow +7.9/30.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This warm, modern 4 bedroom, 2 bath home located near Red Hawk Golf Course and parks is the perfect home. Enjoy the open floor plan offering plentiful entertaining space at 1858 sq ft and plenty of natural light. The modern kitchen provides all large appliances and plenty of counter space with a breakfast bar. Enjoy the convenience of central air for those hot days and a small covered patio for barbecues. Come take a look at this amazing home in a prime location.

Key facts

• 5,184 sq ft lot
• 2 garage spots
• Built 2011

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (31.5% below list).
• Recommended offer: $205k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, crime F, commute F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Highland Elementary (744 students, 100% FRL); Camino Real Middle (965 students, 100% FRL); Organ Mountain High School (math 32% / reading 62%, grade D-, #56 of 110 statewide, top 50%, 1,980 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 598 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,776 (31.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.68% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 12.2

CMA / ARV

• ARV (median comp): $327,430
• List price: $299,000
• Delta: -8.68%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-67,927
• Equity at exit: $44,582

10-year hold

• IRR: -17.3%
• Equity multiple: 0.03×
• Total profit: $-81,279
• Equity at exit: $25,852

Cash invested: $83,720 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 598
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,048 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-322

Break-even live

Break-even rent $2,455

Max offer price $242,124

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-237	+0% $-322	+5% $-407	+10% $-491
Rent	-10% $-484	-5% $-403	+0% $-322	+5% $-241	+10% $-160
Rate	-1.0pp $-171	-0.5pp $-246	base $-322	+0.5pp $-399	+1.0pp $-478

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3575 Sierra del Sol Ave Las Cruces, NM	3.0	2.0	1700	$1,950	$1.15	45d	1	0.06mi
7559 Vista de Oeste Pl Las Cruces, NM	3.0	2.0	1234	$2,000	$1.62	45d	1	0.07mi
7516 Sierra de Oro Pl Las Cruces, NM	4.0	2.0	1549	$1,895	$1.22	15d	1	0.27mi
7353 Vista de Sobre Dr Las Cruces, NM	3.0	2.0	1506	$1,895	$1.26	45d	1	0.35mi
3833 Ranchers Rd Las Cruces, NM	3.0	2.0	1600	$2,000	$1.25	45d	1	0.48mi
3704 Chromite Ct Las Cruces, NM	3.0	2.0	1380	$1,500	$1.09	45d	1	0.58mi
5015 Emerald St Las Cruces, NM	3.0	2.0	1426	$1,450	$1.02	45d	1	0.65mi
3670 Gem St Las Cruces, NM	3.0	2.0	1446	$1,700	$1.18	45d	1	0.74mi
3860 Las Colinas Dr Las Cruces, NM	3.0	2.5	1550	$1,600	$1.03	23d	1	0.81mi
3350 Longview Ln Las Cruces, NM	3.0	2.0	2135	$1,895	$0.89	45d	1	0.87mi
3652 Springhaven Loop Las Cruces, NM	4.0	3.0	2126	$2,500	$1.18	15d	1	0.92mi
3862 Van Ess Ct Las Cruces, NM	3.0	2.0	1489	$1,545	$1.04	15d	1	0.94mi
7013 Silver Spur St Las Cruces, NM	3.0	2.5	2330	$2,200	$0.94	23d	1	1.02mi
4025 Boardwalk Rd Las Cruces, NM	4.0	2.5	2530	$2,495	$0.99	23d	1	1.11mi
4260 Northrise Dr Las Cruces, NM	1.0–3.0	1.0–2.0	1096	$1,736	$1.58	15d	7	1.42mi
1485 Bison Spring Dr Las Cruces, NM	4.0	2.0	1740	$1,999	$1.15	45d	1	1.43mi

Listing history 14 events

1. 2026-05-08
   status Pending 467-char remark

   Show marketing remark (467 chars)

   This warm, modern 4 bedroom, 2 bath home located near Red Hawk Golf Course and parks is the perfect home. Enjoy the open floor plan offering plentiful entertaining space at 1858 sq ft and plenty of natural light. The modern kitchen provides all large appliances and plenty of counter space with a breakfast bar. Enjoy the convenience of central air for those hot days and a small covered patio for barbecues. Come take a look at this amazing home in a prime location.

2. 2026-05-01
   price $299,000 467-char remark

   Show marketing remark (467 chars)

   This warm, modern 4 bedroom, 2 bath home located near Red Hawk Golf Course and parks is the perfect home. Enjoy the open floor plan offering plentiful entertaining space at 1858 sq ft and plenty of natural light. The modern kitchen provides all large appliances and plenty of counter space with a breakfast bar. Enjoy the convenience of central air for those hot days and a small covered patio for barbecues. Come take a look at this amazing home in a prime location.

3. 2026-03-13
   listed $310,000 Active 467-char remark

   Show marketing remark (467 chars)

   This warm, modern 4 bedroom, 2 bath home located near Red Hawk Golf Course and parks is the perfect home. Enjoy the open floor plan offering plentiful entertaining space at 1858 sq ft and plenty of natural light. The modern kitchen provides all large appliances and plenty of counter space with a breakfast bar. Enjoy the convenience of central air for those hot days and a small covered patio for barbecues. Come take a look at this amazing home in a prime location.

4. 2026-02-16
   historical $310,000 467-char remark

   Show marketing remark (467 chars)

   This warm, modern 4 bedroom, 2 bath home located near Red Hawk Golf Course and parks is the perfect home. Enjoy the open floor plan offering plentiful entertaining space at 1858 sq ft and plenty of natural light. The modern kitchen provides all large appliances and plenty of counter space with a breakfast bar. Enjoy the convenience of central air for those hot days and a small covered patio for barbecues. Come take a look at this amazing home in a prime location.

5. 2025-02-06
   historical $1,950
6. 2025-02-01
   listed $1,950
7. 2023-10-22
   historical $1,950
8. 2023-10-15
   price $1,950
9. 2023-09-21
   listed $2,030
10. 2023-05-16
    price $310,000
11. 2022-08-31
    soldstatus
12. 2022-08-31
    soldstatus
13. 2022-05-20
    listed $295,000
14. 2018-05-23
    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: $2,965 · $247/mo
• Projected year-2 tax: $2,965 · $247/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 6 d/yr ≥98°F today · 22 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: $24,573
• − Mortgage interest: −$16,749
• − Property taxes: −$2,965
• − Insurance: −$1,495
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$8,698
• Taxable loss: −$9,266
• Est. tax savings @ 24.0%: +$2,224
• After-tax cash flow: $-1,640/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+1.4% since first listed

14 events — show timeline

• 2026-05-08 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-01 Price Changed $299,000 SNMMLS as distributed by MLS GRID
• 2026-03-13 Listed $310,000 SNMMLS as distributed by MLS GRID
• 2026-02-16 Coming Soon $310,000 SNMMLS as distributed by MLS GRID
• 2025-02-06 Rental Removed $1,950 APPFOLIO
• 2025-02-01 Listed for Rent $1,950 APPFOLIO
• 2023-10-22 Rental Removed $1,950 APPFOLIO
• 2023-10-15 Price Changed $1,950 APPFOLIO
• 2023-09-21 Listed for Rent $2,030 APPFOLIO
• 2023-05-16 Price Changed $310,000 SNMMLS as distributed by MLS GRID
• 2022-08-31 Sold (Public Records) — Public Records
• 2022-08-31 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2022-05-20 Listed $295,000 SNMMLS as distributed by MLS GRID
• 2018-05-23 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,965 · -0.6% YoY. Source: county tax records.