5214 Nana Trl · Las Cruces, NM 88012

$233,999

3 bd · 2.0 ba · 1,674 sqft · Manufactured public records · 85 Days on market

Built 1996 0.34 ac lot

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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).

• Cash flow +13.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this spacious 3 bedroom, 2 bath home offering 1674 sq ft, situated on a . 34-acre lot. Upon entering the home you will find a a beautiful light-filled sunroom. You will also find a large kitchen and dining room make a great space for gathering and entertaining. In the backyard you will find a large covered patio and a large yard filled with mature trees and shrubs. Another added feature is the workshop/casita conversion for guests or possibly income potential. . Centrally located near restaurants, shopping and medical facilities.

Key facts

• Centrally located
• Sunroom
• Large kitchen

Tags

• SUNROOM
• LARGE KITCHEN
• COVERED PATIO
• MATURE TREES
• WORKSHOP CASITA CONVERSION
• CENTRALLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $234k.

Deal economics

• At list price, monthly cash flow is $27 ($320/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (20.7% below list).
• Recommended offer: $185k (20.7% 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: Columbia Elementary (225 students, 100% FRL); Vista Middle (602 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; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 4→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,476 (20.7% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 21% 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 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: 0.79% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-35,324
• Equity at exit: $34,890

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-24,858
• Equity at exit: $20,232

Cash invested: $65,520 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$114 /mo · $1,367/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $27

Break-even live

Break-even rent $1,821

Max offer price $233,999

Occupancy floor 94%

Sensitivity live

Price	-10% $159	-5% $93	+0% $27	+5% $-40	+10% $-106
Rent	-10% $-120	-5% $-47	+0% $27	+5% $100	+10% $173
Rate	-1.0pp $145	-0.5pp $86	base $27	+0.5pp $-34	+1.0pp $-96

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: $58,500
• Closing costs: $7,020
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $233,999 Active 85 DOM
2. 2026-06-18
   days on market $233,999 Active 82 DOM
3. 2026-06-17
   days on market $233,999 Active 81 DOM
4. 2026-06-16
   days on market $233,999 Active 80 DOM
5. 2026-06-15
   days on market $233,999 Active 79 DOM
6. 2026-06-14
   days on market $233,999 Active 77 DOM
7. 2026-06-13
   days on market $233,999 Active 76 DOM
8. 2026-06-10
   days on market $233,999 Active 74 DOM
9. 2026-06-09
   days on market $233,999 Active 73 DOM
10. 2026-06-08
    days on market $233,999 Active 72 DOM
11. 2026-06-07
    pricedays on market $233,999 Active 71 DOM
12. 2026-06-02
    days on market $239,000 Active 66 DOM
13. 2026-06-01
    days on market $239,000 Active 65 DOM
14. 2026-05-31
    days on market $239,000 Active 64 DOM
15. 2026-05-30
    days on market $239,000 Active 63 DOM
16. 2026-05-17
    status Active 547-char remark

    Show marketing remark (547 chars)

    Step inside this spacious 3 bedroom, 2 bath home offering 1674 sq ft, situated on a . 34-acre lot. Upon entering the home you will find a a beautiful light-filled sunroom. You will also find a large kitchen and dining room make a great space for gathering and entertaining. In the backyard you will find a large covered patio and a large yard filled with mature trees and shrubs. Another added feature is the workshop/casita conversion for guests or possibly income potential. . Centrally located near restaurants, shopping and medical facilities.

17. 2026-05-15
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Step inside this spacious 3 bedroom, 2 bath home offering 1674 sq ft, situated on a . 34-acre lot. Upon entering the home you will find a a beautiful light-filled sunroom. You will also find a large kitchen and dining room make a great space for gathering and entertaining. In the backyard you will find a large covered patio and a large yard filled with mature trees and shrubs. Another added feature is the workshop/casita conversion for guests or possibly income potential. . Centrally located near restaurants, shopping and medical facilities.

18. 2026-03-27
    listed $239,000 Active 547-char remark

    Show marketing remark (547 chars)

    Step inside this spacious 3 bedroom, 2 bath home offering 1674 sq ft, situated on a . 34-acre lot. Upon entering the home you will find a a beautiful light-filled sunroom. You will also find a large kitchen and dining room make a great space for gathering and entertaining. In the backyard you will find a large covered patio and a large yard filled with mature trees and shrubs. Another added feature is the workshop/casita conversion for guests or possibly income potential. . Centrally located near restaurants, shopping and medical facilities.

19. 2023-03-01
    soldstatus Closed 386-char remark

    Show marketing remark (386 chars)

    This is a quiet neighborhood. The backyard has a covered patio There is a timed backyard sprinkler system and the yard is fenced . There is a detached bonus space that could be used as a workshop or crafting area. The property has tall trees across front along the driveway. Kitchen cabinets have just been repainted professionally. The main bedroom is a good size and has an en suite.

20. 2023-03-01
    soldstatus

    Show marketing remark (386 chars)

    This is a quiet neighborhood. The backyard has a covered patio There is a timed backyard sprinkler system and the yard is fenced . There is a detached bonus space that could be used as a workshop or crafting area. The property has tall trees across front along the driveway. Kitchen cabinets have just been repainted professionally. The main bedroom is a good size and has an en suite.

21. 2022-10-28
    status Pending 386-char remark

    Show marketing remark (386 chars)

    This is a quiet neighborhood. The backyard has a covered patio There is a timed backyard sprinkler system and the yard is fenced . There is a detached bonus space that could be used as a workshop or crafting area. The property has tall trees across front along the driveway. Kitchen cabinets have just been repainted professionally. The main bedroom is a good size and has an en suite.

22. 2022-06-27
    listed $170,000 Active 386-char remark

    Show marketing remark (386 chars)

    This is a quiet neighborhood. The backyard has a covered patio There is a timed backyard sprinkler system and the yard is fenced . There is a detached bonus space that could be used as a workshop or crafting area. The property has tall trees across front along the driveway. Kitchen cabinets have just been repainted professionally. The main bedroom is a good size and has an en suite.

23. 2017-01-30
    soldstatus
24. 2017-01-27
    soldstatus
25. 2016-12-03
    listed $98,000
26. 2005-12-27
    soldstatus
27. 2005-12-27
    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: $1,367 · $114/mo
• Projected year-2 tax: $1,872 · $156/mo
• Expected delta: +$505/yr (+$42/mo · 36.9%)

ⓘ 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 4 d/yr ≥99°F today · 15 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: $22,257
• − Mortgage interest: −$13,108
• − Property taxes: −$1,367
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$6,807
• Taxable loss: −$3,756
• Est. tax savings @ 24.0%: +$902
• After-tax cash flow: $1,222/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

• 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

+143.9% since first listed

12 events — show timeline

• 2026-05-17 Relisted — SNMMLS as distributed by MLS GRID
• 2026-05-15 Pending — SNMMLS as distributed by MLS GRID
• 2026-03-27 Listed $239,000 SNMMLS as distributed by MLS GRID
• 2023-03-01 Sold (Public Records) — Public Records
• 2023-03-01 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2022-10-28 Pending — SNMMLS as distributed by MLS GRID
• 2022-06-27 Listed $170,000 SNMMLS as distributed by MLS GRID
• 2017-01-30 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2017-01-27 Sold (Public Records) — Public Records
• 2016-12-03 Listed $98,000 SNMMLS as distributed by MLS GRID
• 2005-12-27 Sold (Public Records) — Public Records
• 2005-12-27 Sold (Public Records) — Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,367 · +2.5% YoY. Source: county tax records.