6955 San Felipe Rd Rd SE · Ventura, NM 88030

$85,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 236 Days on market

Built 1998 Fair condition 2.50 ac lot ↓ 22% since listing

---

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
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

"MOTIVATED SELLERS" DONT WAIT THIS WILL NOT LAST LONG!!! This Palm Harbor double wide manufactured home (28x52, Serial #PH173130AB), built in 1998, features 3 bedrooms and 2 bathrooms and is situated on a generous 2.5-acre. Currently not considered real property, this home offers flexibility and potential for the right buyer. The property includes a private well and septic system; however, electric service is not currently connected—a new electrical service installation will be required. The home does needing a little TLC, making it an excellent option for investors or buyers looking to start in their first home and making it their own. With plenty of space and a rural setting, this could be the start of something great! THE SHED ON THE PROPERTY WILL NOT CONVEY!! "VENDEDORS MOTIVADOS" ESTA CASA NO VA A DURAR MUCHO TIEMPO Esta casa manufacturada doble wide Palm Harbor (28x52, Número de serie PH173130AB), construida en 1998, 3 recámaras y 2 baños, y está ubicada en un amplio terreno de 2.5 acres. En este momento la triala no se considera Real Property, esta propieded ofrece flexibilidad y potencial para el comprador adecuado. La propiedad incluye pozo privado y sistema séptico; sin embargo, no cuenta con servicio eléctricidad, por lo que será necesario instalar un nuevo servicio eléctrico. La casa necesita algunas reparaciones y mantenimiento, perfecta para un inversionistas o compradores que buscan iniciar con su primer hogar y hacerlo a su gusto. Con mucho espacio y un entorno rural, ¡podría ser el comienzo! ¡LA BODEGA EN LA PROPIEDAD NO SE INCLUYE EN LA VENTA!

Key facts

• Private well
• Rural setting
• Septic system

Tags

• PRIVATE WELL
• SEPTIC SYSTEM
• RURAL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#271 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety C-, schools F, crime F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.51% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.50%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $13,400
• Equity at exit: $12,674

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $46,713
• Equity at exit: $7,349

Cash invested: $23,800 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $426

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 62%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $85,000 Active 236 DOM
2. 2026-06-18
   days on market $85,000 Active 235 DOM
3. 2026-06-17
   days on market $85,000 Active 234 DOM
4. 2026-06-16
   days on market $85,000 Active 233 DOM
5. 2026-06-15
   days on market $85,000 Active 232 DOM
6. 2026-06-14
   days on market $85,000 Active 230 DOM
7. 2026-06-13
   days on market $85,000 Active 229 DOM
8. 2026-06-10
   days on market $85,000 Active 227 DOM
9. 2026-06-09
   days on market $85,000 Active 226 DOM
10. 2026-06-08
    days on market $85,000 Active 225 DOM
11. 2026-06-07
    days on market $85,000 Active 224 DOM
12. 2026-06-05
    days on market $85,000 Active 221 DOM
13. 2026-06-03
    days on market $85,000 Active 220 DOM
14. 2026-06-02
    days on market $85,000 Active 219 DOM
15. 2026-06-01
    days on market $85,000 Active 218 DOM
16. 2026-05-31
    days on market $85,000 Active 217 DOM
17. 2026-05-30
    days on market $85,000 Active 216 DOM
18. 2025-11-11
    price $85,000 1696-char remark

    Show marketing remark (1696 chars)

    "MOTIVATED SELLERS" DONT WAIT THIS WILL NOT LAST LONG!!! This Palm Harbor double wide manufactured home (28x52, Serial #PH173130AB), built in 1998, features 3 bedrooms and 2 bathrooms and is situated on a generous 2.5-acre. Currently not considered real property, this home offers flexibility and potential for the right buyer. The property includes a private well and septic system; however, electric service is not currently connected—a new electrical service installation will be required. The home does needing a little TLC, making it an excellent option for investors or buyers looking to start in their first home and making it their own. With plenty of space and a rural setting, this could be the start of something great! THE SHED ON THE PROPERTY WILL NOT CONVEY!! "VENDEDORS MOTIVADOS" ESTA CASA NO VA A DURAR MUCHO TIEMPO Esta casa manufacturada doble wide Palm Harbor (28x52, Número de serie PH173130AB), construida en 1998, 3 recámaras y 2 baños, y está ubicada en un amplio terreno de 2.5 acres. En este momento la triala no se considera Real Property, esta propieded ofrece flexibilidad y potencial para el comprador adecuado. La propiedad incluye pozo privado y sistema séptico; sin embargo, no cuenta con servicio eléctricidad, por lo que será necesario instalar un nuevo servicio eléctrico. La casa necesita algunas reparaciones y mantenimiento, perfecta para un inversionistas o compradores que buscan iniciar con su primer hogar y hacerlo a su gusto. Con mucho espacio y un entorno rural, ¡podría ser el comienzo! ¡LA BODEGA EN LA PROPIEDAD NO SE INCLUYE EN LA VENTA!

19. 2025-11-11
    status Active 1696-char remark

    Show marketing remark (1696 chars)

    "MOTIVATED SELLERS" DONT WAIT THIS WILL NOT LAST LONG!!! This Palm Harbor double wide manufactured home (28x52, Serial #PH173130AB), built in 1998, features 3 bedrooms and 2 bathrooms and is situated on a generous 2.5-acre. Currently not considered real property, this home offers flexibility and potential for the right buyer. The property includes a private well and septic system; however, electric service is not currently connected—a new electrical service installation will be required. The home does needing a little TLC, making it an excellent option for investors or buyers looking to start in their first home and making it their own. With plenty of space and a rural setting, this could be the start of something great! THE SHED ON THE PROPERTY WILL NOT CONVEY!! "VENDEDORS MOTIVADOS" ESTA CASA NO VA A DURAR MUCHO TIEMPO Esta casa manufacturada doble wide Palm Harbor (28x52, Número de serie PH173130AB), construida en 1998, 3 recámaras y 2 baños, y está ubicada en un amplio terreno de 2.5 acres. En este momento la triala no se considera Real Property, esta propieded ofrece flexibilidad y potencial para el comprador adecuado. La propiedad incluye pozo privado y sistema séptico; sin embargo, no cuenta con servicio eléctricidad, por lo que será necesario instalar un nuevo servicio eléctrico. La casa necesita algunas reparaciones y mantenimiento, perfecta para un inversionistas o compradores que buscan iniciar con su primer hogar y hacerlo a su gusto. Con mucho espacio y un entorno rural, ¡podría ser el comienzo! ¡LA BODEGA EN LA PROPIEDAD NO SE INCLUYE EN LA VENTA!

20. 2025-08-04
    status Pending 1696-char remark

    Show marketing remark (1696 chars)

    "MOTIVATED SELLERS" DONT WAIT THIS WILL NOT LAST LONG!!! This Palm Harbor double wide manufactured home (28x52, Serial #PH173130AB), built in 1998, features 3 bedrooms and 2 bathrooms and is situated on a generous 2.5-acre. Currently not considered real property, this home offers flexibility and potential for the right buyer. The property includes a private well and septic system; however, electric service is not currently connected—a new electrical service installation will be required. The home does needing a little TLC, making it an excellent option for investors or buyers looking to start in their first home and making it their own. With plenty of space and a rural setting, this could be the start of something great! THE SHED ON THE PROPERTY WILL NOT CONVEY!! "VENDEDORS MOTIVADOS" ESTA CASA NO VA A DURAR MUCHO TIEMPO Esta casa manufacturada doble wide Palm Harbor (28x52, Número de serie PH173130AB), construida en 1998, 3 recámaras y 2 baños, y está ubicada en un amplio terreno de 2.5 acres. En este momento la triala no se considera Real Property, esta propieded ofrece flexibilidad y potencial para el comprador adecuado. La propiedad incluye pozo privado y sistema séptico; sin embargo, no cuenta con servicio eléctricidad, por lo que será necesario instalar un nuevo servicio eléctrico. La casa necesita algunas reparaciones y mantenimiento, perfecta para un inversionistas o compradores que buscan iniciar con su primer hogar y hacerlo a su gusto. Con mucho espacio y un entorno rural, ¡podría ser el comienzo! ¡LA BODEGA EN LA PROPIEDAD NO SE INCLUYE EN LA VENTA!

21. 2025-07-20
    listed $109,500 Active 1696-char remark

    Show marketing remark (1696 chars)

    "MOTIVATED SELLERS" DONT WAIT THIS WILL NOT LAST LONG!!! This Palm Harbor double wide manufactured home (28x52, Serial #PH173130AB), built in 1998, features 3 bedrooms and 2 bathrooms and is situated on a generous 2.5-acre. Currently not considered real property, this home offers flexibility and potential for the right buyer. The property includes a private well and septic system; however, electric service is not currently connected—a new electrical service installation will be required. The home does needing a little TLC, making it an excellent option for investors or buyers looking to start in their first home and making it their own. With plenty of space and a rural setting, this could be the start of something great! THE SHED ON THE PROPERTY WILL NOT CONVEY!! "VENDEDORS MOTIVADOS" ESTA CASA NO VA A DURAR MUCHO TIEMPO Esta casa manufacturada doble wide Palm Harbor (28x52, Número de serie PH173130AB), construida en 1998, 3 recámaras y 2 baños, y está ubicada en un amplio terreno de 2.5 acres. En este momento la triala no se considera Real Property, esta propieded ofrece flexibilidad y potencial para el comprador adecuado. La propiedad incluye pozo privado y sistema séptico; sin embargo, no cuenta con servicio eléctricidad, por lo que será necesario instalar un nuevo servicio eléctrico. La casa necesita algunas reparaciones y mantenimiento, perfecta para un inversionistas o compradores que buscan iniciar con su primer hogar y hacerlo a su gusto. Con mucho espacio y un entorno rural, ¡podría ser el comienzo! ¡LA BODEGA EN LA PROPIEDAD NO SE INCLUYE EN LA VENTA!

ⓘ 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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 23 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: $15,399
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,473
• Taxable income: $4,001
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,156/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 Palm Harbor double-wide manufactured home requires moderate renovations, primarily in the kitchen and bathrooms, to significantly increase its value for resale or rental.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Major kitchen countertops — worn and in need of replacement
• Minor HVAC system — no visible issues

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen would significantly increase both resale and rental value
• Both replace outdated appliances — newer appliances would attract more buyers and renters
• Both landscaping and curb appeal — improved landscaping would enhance the home's curb appeal and attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
kitchen countertops · worn and in need of replacement	Major	$15,000–50,000
HVAC system · no visible issues	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen would significantly increase both resale and rental value ↑
• Both replace outdated appliances — newer appliances would attract more buyers and renters ↑
• Both landscaping and curb appeal — improved landscaping would enhance the home's curb appeal and attract more 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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Ventura

• Score: 51/100
• State rank: #271
• US rank: #25401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ventura, NM
• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.4% since first listed

4 events — show timeline

• 2025-11-11 Price Changed $85,000 NMMLS
• 2025-11-11 Relisted — NMMLS
• 2025-08-04 Pending — NMMLS
• 2025-07-20 Listed $109,500 NMMLS