414 E 23rd #26 St · Roswell, NM 88201

$75,000

2 bd · 2.0 ba · 1,152 sqft · Manufactured · 283 Days on market

Built 1999

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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 +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-maintained 2 bedroom, 2 bathroom mobile home located in a peaceful senior living mobile home park. This comfortable home is move-in ready and offers a great blend of convenience, functionality, and relaxed living. Home Features: Spacious 2 bedrooms and 2 full bathrooms Bright and open living area Covered carport for convenient parking and protection from the elements Storage shed for tools, seasonal items, or extra storage Inviting covered patio — perfect for relaxing outdoors or enjoying morning coffee Low-maintenance yard This home is ideal for anyone looking for affordable, easy living in a quiet senior community. Enjoy a friendly neighborhood atmosphere while having everything you need right at home. Schedule a showing today and see how easy it is to make this home yours!

Key facts

• Garage
• Built 1999
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, schools F, crime F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.3%/yr); 252 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 26 sale attempts since 13y 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: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.59% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.30%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.79×
• Total profit: $16,554
• Equity at exit: $11,183

10-year hold

• IRR: 28.3%
• Equity multiple: 3.67×
• Total profit: $56,135
• Equity at exit: $6,485

Cash invested: $21,000 (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 88201

• Rents YoY: 4.3%
• Active inventory: 252
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $425

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $477	-5% $451	+0% $425	+5% $399	+10% $373
Rent	-10% $331	-5% $378	+0% $425	+5% $472	+10% $520
Rate	-1.0pp $463	-0.5pp $444	base $425	+0.5pp $406	+1.0pp $386

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 N Grand Ave Unit A A Roswell, NM	2.0	2.0	850	$1,000	$1.18	44d	1	0.54mi
1025 Crescent Dr Roswell, NM	3.0	1.0	1196	$1,400	$1.17	44d	1	1.30mi
609 W 11th St Roswell, NM	1.0	1.0	971	$850	$0.88	44d	1	1.33mi
208 W 8th St Unit 003 Roswell, NM	2.0	1.0	850	$900	$1.06	44d	1	1.36mi
703 Broken Arrow Rd Unit 743 Roswell, NM	3.0	2.0	1405	$1,850	$1.32	44d	1	1.49mi

Listing history 50 events

1. 2026-03-24
   soldstatus Closed 813-char remark

   Show marketing remark (813 chars)

   Welcome to this well-maintained 2 bedroom, 2 bathroom mobile home located in a peaceful senior living mobile home park. This comfortable home is move-in ready and offers a great blend of convenience, functionality, and relaxed living. Home Features: Spacious 2 bedrooms and 2 full bathrooms Bright and open living area Covered carport for convenient parking and protection from the elements Storage shed for tools, seasonal items, or extra storage Inviting covered patio — perfect for relaxing outdoors or enjoying morning coffee Low-maintenance yard This home is ideal for anyone looking for affordable, easy living in a quiet senior community. Enjoy a friendly neighborhood atmosphere while having everything you need right at home. Schedule a showing today and see how easy it is to make this home yours!

2. 2026-03-16
   status Pending 813-char remark

   Show marketing remark (813 chars)

   Welcome to this well-maintained 2 bedroom, 2 bathroom mobile home located in a peaceful senior living mobile home park. This comfortable home is move-in ready and offers a great blend of convenience, functionality, and relaxed living. Home Features: Spacious 2 bedrooms and 2 full bathrooms Bright and open living area Covered carport for convenient parking and protection from the elements Storage shed for tools, seasonal items, or extra storage Inviting covered patio — perfect for relaxing outdoors or enjoying morning coffee Low-maintenance yard This home is ideal for anyone looking for affordable, easy living in a quiet senior community. Enjoy a friendly neighborhood atmosphere while having everything you need right at home. Schedule a showing today and see how easy it is to make this home yours!

3. 2026-03-08
   listed $75,000 Active 813-char remark

   Show marketing remark (813 chars)

   Welcome to this well-maintained 2 bedroom, 2 bathroom mobile home located in a peaceful senior living mobile home park. This comfortable home is move-in ready and offers a great blend of convenience, functionality, and relaxed living. Home Features: Spacious 2 bedrooms and 2 full bathrooms Bright and open living area Covered carport for convenient parking and protection from the elements Storage shed for tools, seasonal items, or extra storage Inviting covered patio — perfect for relaxing outdoors or enjoying morning coffee Low-maintenance yard This home is ideal for anyone looking for affordable, easy living in a quiet senior community. Enjoy a friendly neighborhood atmosphere while having everything you need right at home. Schedule a showing today and see how easy it is to make this home yours!

4. 2026-02-23
   status Pending
5. 2025-05-16
   listed $75,000 Active
6. 2024-12-20
   soldstatus Closed 322-char remark

   Show marketing remark (322 chars)

   Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

7. 2024-11-17
   status Pending 322-char remark

   Show marketing remark (322 chars)

   Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

8. 2024-10-02
   price $70,000 322-char remark

   Show marketing remark (322 chars)

   Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

9. 2024-08-05
   status Active 322-char remark

   Show marketing remark (322 chars)

   Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

10. 2024-07-26
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

11. 2024-04-04
    status Active 322-char remark

    Show marketing remark (322 chars)

    Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

12. 2024-03-19
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

13. 2024-03-01
    listed $75,000 Active 322-char remark

    Show marketing remark (322 chars)

    Beautiful well kept 3 bedroom 2 bath Manufactured Home in the desired Rosewood Estates Senior Mobile Home Park. Sit outside and enjoy the spring breeze under the front covered patio or relax inside in the spacious living area. This lovely home also features a covered carport, storage shed, and small low maintenance yard.

14. 2023-11-08
    soldstatus Closed
15. 2023-10-25
    status Pending
16. 2023-10-02
    status Active
17. 2023-09-27
    status Pending
18. 2023-09-04
    soldstatus Closed
19. 2023-08-30
    listed $75,000 Active
20. 2023-08-19
    status Pending
21. 2023-08-11
    status Active
22. 2023-07-24
    soldstatus Closed
23. 2023-06-14
    status Pending
24. 2023-06-10
    status Pending
25. 2023-05-30
    status Active
26. 2023-05-27
    historical
27. 2023-05-25
    listed $75,000 Active
28. 2023-03-31
    historical
29. 2023-03-31
    soldstatus Closed
30. 2023-03-31
    soldstatus Closed
31. 2023-03-30
    soldstatus
32. 2023-03-18
    status Pending
33. 2023-02-25
    status Active
34. 2023-02-22
    status Pending
35. 2023-02-15
    listed $45,000
36. 2023-02-15
    listed $45,000 Active
37. 2023-02-15
    listed $45,000
38. 2022-11-03
    listed $75,000 Active
39. 2022-04-19
    soldstatus
40. 2022-03-10
    listed $52,000
41. 2022-01-20
    soldstatus
42. 2021-11-01
    listed $49,900
43. 2019-09-20
    soldstatus
44. 2019-07-23
    listed $34,900
45. 2019-03-01
    soldstatus
46. 2019-02-05
    soldstatus
47. 2018-11-28
    listed $38,000
48. 2018-08-09
    listed $43,000
49. 2018-05-22
    soldstatus
50. 2017-12-18
    listed $39,900

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,332
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$2,182
• Taxable income: $4,156
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $4,105/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 27,524
• Household income: $61,780
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 603.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 16% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.52%
• Current HPI: 149.3526
• Rent YoY: ▲ 4.32%
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+19.0% since first listed

60 events — show timeline

• 2026-03-24 Sold (MLS) — NMMLS
• 2026-03-16 Pending — NMMLS
• 2026-03-08 Listed $75,000 NMMLS
• 2026-02-23 Pending — NMMLS
• 2025-05-16 Listed $75,000 NMMLS
• 2024-12-20 Sold (MLS) — NMMLS
• 2024-11-17 Pending — NMMLS
• 2024-10-02 Price Changed $70,000 NMMLS
• 2024-08-05 Relisted — NMMLS
• 2024-07-26 Pending — NMMLS
• 2024-04-04 Relisted — NMMLS
• 2024-03-19 Pending — NMMLS
• 2024-03-01 Listed $75,000 NMMLS
• 2023-11-08 Sold (MLS) — NMMLS
• 2023-10-25 Pending — NMMLS
• 2023-10-02 Relisted — NMMLS
• 2023-09-27 Pending — NMMLS
• 2023-09-04 Sold (MLS) — NMMLS
• 2023-08-30 Listed $75,000 NMMLS
• 2023-08-19 Pending — NMMLS
• 2023-08-11 Relisted — NMMLS
• 2023-07-24 Sold (MLS) — NMMLS
• 2023-06-14 Pending — NMMLS
• 2023-06-10 Pending — NMMLS
• 2023-05-30 Relisted — NMMLS
• 2023-05-27 Delisted — NMMLS
• 2023-05-25 Listed $75,000 NMMLS
• 2023-03-31 Sold (MLS) — NMMLS
• 2023-03-31 Sold (MLS) — NMMLS
• 2023-03-31 Delisted — NMMLS
• 2023-03-30 Sold (MLS) — WFRMLS
• 2023-03-18 Pending — NMMLS
• 2023-02-25 Relisted — NMMLS
• 2023-02-22 Pending — NMMLS
• 2023-02-15 Listed $45,000 WFRMLS
• 2023-02-15 Listed $45,000 NMMLS
• 2023-02-15 Listed $45,000 NMMLS
• 2022-11-03 Listed $75,000 NMMLS
• 2022-04-19 Sold (MLS) — NMMLS
• 2022-03-10 Listed $52,000 NMMLS
• 2022-01-20 Sold (MLS) — NMMLS
• 2021-11-01 Listed $49,900 NMMLS
• 2019-09-20 Sold (MLS) — NMMLS
• 2019-07-23 Listed $34,900 NMMLS
• 2019-03-01 Sold (MLS) — NMMLS
• 2019-02-05 Sold (MLS) — NMMLS
• 2018-11-28 Listed $38,000 NMMLS
• 2018-08-09 Listed $43,000 NMMLS
• 2018-05-22 Sold (MLS) — NMMLS
• 2017-12-18 Listed $39,900 NMMLS
• 2016-05-31 Sold (MLS) — NMMLS
• 2016-05-25 Sold (MLS) — NMMLS
• 2016-04-21 Listed $38,750 NMMLS
• 2016-03-18 Listed $19,000 NMMLS
• 2016-03-17 Sold (MLS) — NMMLS
• 2015-11-23 Sold (MLS) — NMMLS
• 2015-11-16 Listed $42,000 NMMLS
• 2015-05-21 Listed $25,500 NMMLS
• 2014-03-10 Sold (MLS) — NMMLS
• 2013-09-21 Listed $63,000 NMMLS