1314 Blanca Vis · Cloudcroft, NM 88317

$299,900

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 10 Days on market

Built 1986 9,583 sqft 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 +15.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute and cozy log home nestled in the tall, cool pines of Cloudcroft. This true log home has been well maintained throughout the years and invites you in to experience mountain living at its finest. Located in a quiet neighborhood at the top of the Cloudcroft Village, this home is less than a 100 yards from the National Forest, minutes away from hiking trails, restaurants, shops, and attractions. Step inside the home and remove yourself from city life in a home that conveys authenticity and rustic charm. Tastefully appointed with an open living/kitchen area, vaulted ceilings, wood stove, exposed log beam trusses, and a fun loft for guests. For outdoor living there is a large deck for outdoo

Key facts

• National forest
• Quiet neighborhood
• Vaulted ceilings

Tags

• LOG HOME
• QUIET NEIGHBORHOOD
• NATIONAL FOREST
• HIKING TRAILS
• OPEN LIVING KITCHEN AREA
• VAULTED CEILINGS

Property features AI

Finance

• Other: Located in the Timberline South subdivision; Zoned for single family with restrictive covenants

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Log construction; 2 stories; Site built home
• Construction: Log construction; Metal roof; Crawl space foundation; Built as a site built home
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Range; Oven
• Flooring: Carpet; Vinyl
• Heating & cooling: Ceiling fan(s); Propane heating; Wood heating; Wood stove; Has cooling; Has heating
• Interior features: Vaulted ceilings; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $240k (20.0% below list).
• Recommended offer: $240k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#107 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Cloudcroft Municipal Schools (rural): math 28% / reading 48% proficiency, ranked #12 of 95 in NM (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cloudcroft Elementary (math 32% / reading 82%, grade C+, #14 of 68 statewide, top 19%, 165 students, 47% FRL); Cloudcroft Middle (math 22% / reading 62%, grade D-, #5 of 27 statewide, top 15%, 101 students, 43% FRL); Cloudcroft High (math 30% / reading 70%, grade D+, #36 of 110 statewide, top 45%, 113 students, 45% FRL).
• Market conditions: 154 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

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.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (20.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 10.4

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-39,635
• Equity at exit: $44,716

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-23,420
• Equity at exit: $25,930

Cash invested: $83,972 (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 88317

• Home prices YoY: -25.1%
• Active inventory: 154
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $143

Break-even live

Break-even rent $2,219

Max offer price $299,900

Occupancy floor 89%

Sensitivity live

Price	-10% $313	-5% $228	+0% $143	+5% $58	+10% $-27
Rent	-10% $-46	-5% $48	+0% $143	+5% $238	+10% $333
Rate	-1.0pp $294	-0.5pp $219	base $143	+0.5pp $66	+1.0pp $-14

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1084 Woodlands Way Cloudcroft, NM	2.0	2.0	1414	$2,400	$1.70	16d	1	0.25mi

Listing history 15 events

1. 2026-06-22
   days on market $299,900 Active 10 DOM
2. 2026-06-21
   days on market $299,900 Active 9 DOM
3. 2026-06-19
   days on market $299,900 Active 7 DOM
4. 2026-06-18
   days on market $299,900 Active 6 DOM
5. 2026-06-17
   days on market $299,900 Active 5 DOM
6. 2026-06-16
   days on market $299,900 Active 4 DOM
7. 2026-06-15
   days on market $299,900 Active 3 DOM
8. 2026-06-12
   pricedays on marketlisting id $299,900 Active 1 DOM
9. 2026-06-03
   days on market $299,950 Active 226 DOM
10. 2026-06-02
    days on market $299,950 Active 225 DOM
11. 2026-06-01
    days on market $299,950 Active 224 DOM
12. 2026-05-31
    days on market $299,950 Active 223 DOM
13. 2026-05-30
    days on market $299,950 Active 222 DOM
14. 2026-01-20
    price $299,950 737-char remark
15. 2025-10-17
    listed $324,000 Active 737-char remark

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$1,738/yr (+$145/mo · 262.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 1/10 Low 4 d/yr ≥79°F today · 12 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: $28,800
• − Mortgage interest: −$16,799
• − Property taxes: −$661
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$8,724
• Taxable loss: −$3,492
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $2,557/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: Cloudcroft Municipal Schools
• NCES district ID: 3500540
• Math proficiency: 28% —
• Reading proficiency: 48% —
• Median HH income: $45,499
• Composite: 34.88/100
• National rank: #9996
• State rank: #12 of 95 in NM

Livability — Cloudcroft

• Score: 60/100
• State rank: #107
• US rank: #18938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloudcroft, NM
• Population (ZIP): 2,633

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 21% Iranian 18% Scottish 5%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.09%
• Current HPI: 209.5308
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-0.0% since first listed

2 events — show timeline

• 2026-06-12 Listed $299,900 OCAOR
• 2026-01-20 Price Changed $299,950 OCAOR

Property tax history

+1.7%/yr

Latest (2025): $661 · +2.8% YoY. Source: county tax records.