1216 State Rd 554 · El Rito, NM 87530

$85,000

1 bd · 1.0 ba · 684 sqft · Other public records · 31 Days on market

Built 1986 2,613 sqft lot

---

Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +1.4/10.0

Listing remarks

Tucked away in the heart of El Rito, this old adobe home is rich with character, history, and potential. Offering 1 bedroom and 1 bathroom, the property has served as a long-term rental for many years and presents a great opportunity for restoration, renovation, or investment. With its traditional adobe charm and cozy footprint, this is a rare chance to own an authentic piece of Northern New Mexico. The property includes private off-alley parking, a small backyard space, and is being sold "as-is. " Whether you're seeking a project, weekend retreat, or investment opportunity, this little adobe is ready for its next chapter.

Key facts

• Old adobe home
• Small backyard space
• 2,613 sq ft lot

Tags

• OLD ADOBE HOME
• PRIVATE OFF-ALLEY PARKING
• SMALL BACKYARD SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: 1 parking space
• Utilities: Electricity available; Septic required; Community/Co-op water
• Home design: Facing direction not specified; Entry level not specified; Property type not specified; Stories not specified
• Construction: Adobe, frame and stucco construction; Pitched metal roof; Year built reported by owner (unknown)
• Exterior features: Lot approximately 0.06 acres

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Wall furnace; Has heating
• Interior features: No interior steps; Not ADA compliant

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $80k (5.5% below list).
• Recommended offer: $80k (5.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#305 in NM) — a working-class tenant base; expect higher turnover. Watch: schools D+, crime F, amenities F.
• Mesa Vista Consolidated Schools (rural): math 0% / reading 25% proficiency, ranked #83 of 95 in NM (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Rio Arriba County population projected at -27% 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 ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Recommended offer $80,357 (5.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.8

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: 1.75×
• Total profit: $17,867
• Equity at exit: $38,220

10-year hold

• IRR: 15.1%
• Equity multiple: 3.22×
• Total profit: $52,838
• Equity at exit: $58,901

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 87530

• Active inventory: 9
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $804 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$33 /mo · $401/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $120

Break-even live

Break-even rent $651

Max offer price $85,000

Occupancy floor 80%

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 15 events

1. 2026-06-18
   days on market $85,000 Active 31 DOM
2. 2026-06-17
   days on market $85,000 Active 30 DOM
3. 2026-06-16
   days on market $85,000 Active 29 DOM
4. 2026-06-15
   days on market $85,000 Active 28 DOM
5. 2026-06-13
   days on market $85,000 Active 26 DOM
6. 2026-06-12
   days on market $85,000 Active 25 DOM
7. 2026-06-09
   days on market $85,000 Active 22 DOM
8. 2026-06-08
   days on market $85,000 Active 21 DOM
9. 2026-06-07
   days on market $85,000 Active 20 DOM
10. 2026-06-07
    days on market $85,000 Active 19 DOM
11. 2026-06-04
    days on market $85,000 Active 16 DOM
12. 2026-06-02
    days on market $85,000 Active 15 DOM
13. 2026-06-01
    days on market $85,000 Active 14 DOM
14. 2026-05-31
    days on market $85,000 Active 13 DOM
15. 2026-05-18
    listed $85,000 Active

ⓘ 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: $401 · $33/mo
• Projected year-2 tax: $680 · $57/mo
• Expected delta: +$279/yr (+$23/mo · 69.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,643
• − Mortgage interest: −$4,761
• − Property taxes: −$401
• − Insurance: −$425
• − Repairs & maintenance: −$771
• − Management: −$771
• − Depreciation: −$2,473
• Taxable income: $40
• Est. tax owed @ 24.0%: −$10
• After-tax cash flow: $1,434/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: Mesa Vista Consolidated Schools
• NCES district ID: 3501980
• Math proficiency: 0% —
• Reading proficiency: 25% —
• Median HH income: $37,094
• Composite: 13.97/100
• National rank: #14456
• State rank: #83 of 95 in NM

Livability — El Rito

• Score: 48/100
• State rank: #305
• US rank: #26131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: El Rito, NM
• Population (ZIP): 961

Population outlook (Rio Arriba County) Hauer SSP2

• Today (2025): 36,893 people
• By 2030: 35,060 · -5.0%
• By 2040: 31,035 · -15.9%
• By 2050: 27,056 · -26.7%
• By 2075: 19,056 · -48.3%
• By 2100: 12,332 · -66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (100%)
• Race & ethnicity: Hispanic / Latino 100% Two or more races 69%
• Hispanic origin (detail): Mexican 44%
• Foreign-born: 21% · Canada
• Languages at home: 5% English-only · Spanish 95%

Political lean MEDSL · Rio Arriba

• 2024 margin: D (+19.4) · D 58.6% · R 39.2% · Other 2.2%
• 2008→2024 swing: -31.4pp toward R · 2008: 50.9pp · 2024: 19.4pp
• All cycles: 2024: D+19.4 2020: D+33.6 2016: D+40.3 2012: D+52.6 2008: D+50.9

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-05-18 Listed $85,000 Santa Fe MLS

Property tax history

+4.0%/yr

Latest (2025): $401 · +10.7% YoY. Source: county tax records.