503 S Pine St · Magdalena, NM 87825

$45,000

3 bd · 1.0 ba · 1,475 sqft · SingleFamily · 24 Days on market

Built 1926 Poor condition 7,100 sqft lot ↓ 10% 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
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Bring your vision and creativity to this charming 1,475 sq. ft. adobe home located in the heart of the Village of Magdalena! This fixer-upper offers endless potential and is ready for someone to restore it to its full character and charm. Featuring 3 bedrooms, 1 full bath, and a cozy fireplace perfect for chilly mountain evenings. Situated on a 7,100 sq. ft. lot with plenty of space to design the immaculate yard of your dreams, garden, or outdoor entertaining area. Enjoy small-town living with nearby mountain views, dark starry skies, and the convenience of being close to local shops, schools, and dining. A great opportunity for investors, or anyone looking to create a personalized home ful

Key facts

• Adobe home
• Cozy fireplace
• Mountain views

Tags

• ADOBE HOME
• COZY FIREPLACE
• MOUNTAIN VIEWS
• OUTDOOR ENTERTAINING AREA

Property features AI

Exterior

• Utilities: Electricity connected; Propane; Phone available; Public sewer connected; Public water connected
• Home design: Single-story home; Faces west; Fixer / resale condition
• Construction: Built with adobe, block, cement siding and stucco; Pitched metal roof
• Exterior features: Owned propane tank; Covered patio; Front yard fencing; Corner lot; Property has a view; City street frontage; Paved road access

Interior

• Bedrooms: Primary bedroom on the main level
• Flooring: Concrete floors; Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating
• Interior features: High-speed internet available; Main-level primary bedroom; Sunken living room; Tub with shower; Metal windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#186 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Magdalena Elementary (123 students, 100% FRL); Magdalena Middle (74 students, 100% FRL); Magdalena High (88 students, 99% FRL).
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $1k appreciation (3.0% local appreciation)).
• Socorro County population projected at -22% 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,325 (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 1926 — 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 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. 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: 2.67% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.67%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $438,075
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Main St	0.32mi	3/2.0	1,669 (+13%)	6mo	$280,000	$168	54
103 S Chestnut	0.32mi	2/1.0 (-1)	1,263 (-14%)	13mo	$375,000	$297	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 65.5%
• Equity multiple: 4.65×
• Total profit: $46,012
• Equity at exit: $20,234

10-year hold

• IRR: 65.1%
• Equity multiple: 9.49×
• Total profit: $106,969
• Equity at exit: $31,183

Cash invested: $12,600 (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 87825

• Active inventory: 46
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $637

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 42%

Sensitivity live

Price	-10% $668	-5% $653	+0% $637	+5% $621	+10% $606
Rent	-10% $542	-5% $590	+0% $637	+5% $684	+10% $732
Rate	-1.0pp $660	-0.5pp $648	base $637	+0.5pp $625	+1.0pp $614

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $45,000 Active 24 DOM
2. 2026-06-21
   days on market $45,000 Active 23 DOM
3. 2026-06-21
   days on market $45,000 Active 22 DOM
4. 2026-06-18
   days on market $45,000 Active 20 DOM
5. 2026-06-17
   days on market $45,000 Active 19 DOM
6. 2026-06-16
   days on market $45,000 Active 18 DOM
7. 2026-06-15
   days on market $45,000 Active 17 DOM
8. 2026-06-13
   days on market $45,000 Active 15 DOM
9. 2026-06-12
   days on market $45,000 Active 14 DOM
10. 2026-06-09
    days on market $45,000 Active 11 DOM
11. 2026-06-08
    days on market $45,000 Active 10 DOM
12. 2026-06-07
    days on market $45,000 Active 9 DOM
13. 2026-06-05
    days on market $45,000 Active 7 DOM
14. 2026-06-04
    days on market $45,000 Active 5 DOM
15. 2026-06-02
    days on market $45,000 Active 4 DOM
16. 2026-06-01
    days on market $45,000 Active 3 DOM
17. 2026-05-31
    days on market $45,000 Active 2 DOM
18. 2026-05-28
    listed $45,000 Active
19. 2024-08-09
    price $50,000

ⓘ 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: $14,400
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$1,309
• Taxable income: $7,367
• Est. tax owed @ 24.0%: −$1,768
• After-tax cash flow: $5,877/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

Poor 20/100 Extensive rehab

This fixer-upper requires extensive renovations to bring it up to modern standards and improve its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear
• Major Bathroom fixtures — Severe wear and tear
• Major Roof — Visible rust and wear
• Major Exterior paint — Peeling paint
• Major Flooring — Worn linoleum
• Major Interior walls/paint — Peeling paint
• Major HVAC/mechanicals — Exposed ductwork, no visible functioning system

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modernizing the kitchen will attract buyers
• Resale New bathroom fixtures and paint — Updating the bathroom will improve the home's appeal
• Resale New roof — A new roof will significantly increase the home's value
• Resale Exterior paint — Fresh paint will improve the home's curb appeal
• Resale New flooring — New flooring will make the home more attractive to buyers
• Resale Interior paint — Fresh paint will improve the home's curb appeal
• Both HVAC system — A new HVAC system will improve comfort and energy efficiency
• Both Landscaping — A well-maintained yard will improve the home's curb appeal and attract buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear	Major	$15,000–50,000
Bathroom fixtures · Severe wear and tear	Major	$15,000–50,000
Roof · Visible rust and wear	Major	$15,000–50,000
Exterior paint · Peeling paint	Major	$15,000–50,000
Flooring · Worn linoleum	Major	$15,000–50,000
Interior walls/paint · Peeling paint	Major	$15,000–50,000
HVAC/mechanicals · Exposed ductwork, no visible functioning system	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modernizing the kitchen will attract buyers ↑
• Resale New bathroom fixtures and paint — Updating the bathroom will improve the home's appeal ↑
• Resale New roof — A new roof will significantly increase the home's value ↑
• Resale Exterior paint — Fresh paint will improve the home's curb appeal ↑
• Resale New flooring — New flooring will make the home more attractive to buyers ↑
• Resale Interior paint — Fresh paint will improve the home's curb appeal ↑
• Both HVAC system — A new HVAC system will improve comfort and energy efficiency ↑
• Both Landscaping — A well-maintained yard will improve the home's curb appeal and attract 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)

No district data.

Livability — Magdalena

• Score: 56/100
• State rank: #186
• US rank: #22803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magdalena, NM
• Population (ZIP): 2,550

Population outlook (Socorro County) Hauer SSP2

• Today (2025): 16,091 people
• By 2030: 15,334 · -4.7%
• By 2040: 13,876 · -13.8%
• By 2050: 12,542 · -22.1%
• By 2075: 10,157 · -36.9%
• By 2100: 8,116 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.91)
• Race & ethnicity: Native American 57% Hispanic / Latino 25% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Languages at home: 29% English-only · Spanish 21% German/W. Germanic 2%

Political lean MEDSL · Socorro

• 2024 margin: Toss-up / Even · D 46.8% · R 50.5% · Other 2.7%
• 2008→2024 swing: -24.8pp toward R · 2008: 21.1pp · 2024: -3.7pp
• All cycles: 2024: R+3.7 2020: D+6.5 2016: D+10.1 2012: D+18.1 2008: D+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $45,000 Southwest MLS
• 2024-08-09 Price Changed $50,000 Southwest MLS