113 Buckskin Loop · Santa Teresa, NM 88008

$218,000

3 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 67 Days on market

Built 1977 8,350 sqft lot

---

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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

Key facts

• Covered patio
• 8,350 sq ft lot
• 2 garage spots

Tags

• GATED COUNTRY CLUB AREA
• LARGE ENCLOSED BACK YARD
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $46 ($557/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 $182k (16.4% below list).
• Recommended offer: $182k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#76 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Gadsden Independent Schools (rural): math 20% / reading 34% proficiency, ranked #21 of 29 in NM (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 384 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 964 units permitted in Doña Ana 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 5→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,305 (16.4% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 10.0

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-32,413
• Equity at exit: $32,505

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-24,591
• Equity at exit: $18,849

Cash invested: $61,040 (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 88008

• Home prices YoY: -27.5%
• Active inventory: 384
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,823 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $46

Break-even live

Break-even rent $1,764

Max offer price $218,000

Occupancy floor 92%

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 N Country Club Rd Santa Teresa, NM	1.0–2.0	1.0–2.0	1100	$1,199	$1.09	21d	2	0.27mi
230 Casas Bellas Santa Teresa, NM	2.0	2.0	1962	$2,000	$1.02	43d	1	0.48mi
205 Bay Club Dr Santa Teresa, NM	3.0	2.0	1824	$1,800	$0.99	43d	1	0.63mi
142 Ruth Trl Santa Teresa, NM	3.0	2.0	1599	$2,000	$1.25	43d	1	0.65mi
129 Esther Trl Santa Teresa, NM	3.0	2.0	1965	$1,900	$0.97	13d	1	0.66mi
600 Missy Ct Santa Teresa, NM	4.0	2.0	1480	$1,675	$1.13	11d	1	0.78mi
125 Sundance Ct Santa Teresa, NM	3.0	2.0	1558	$2,000	$1.28	21d	1	0.82mi
161 Yellowlegs Ln Santa Teresa, NM	4.0	2.0	1500	$1,625	$1.08	13d	1	1.42mi
5803 London Dr Santa Teresa, NM	3.0	2.0	1843	$1,950	$1.06	13d	1	1.43mi
5973 Cartagena Cir El Paso, TX	2.0	2.0	1800	$2,100	$1.17	11d	1	1.48mi

Listing history 18 events

1. 2026-05-05
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

2. 2026-05-05
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

3. 2026-05-05
   status Pending

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

4. 2026-04-27
   price $218,000

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

5. 2026-04-27
   price $218,000 752-char remark

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

6. 2026-04-27
   price $218,000 752-char remark

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

7. 2026-02-26
   price $229,000 752-char remark

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

8. 2026-02-26
   listed $229,000 Active 752-char remark

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

9. 2026-02-26
   listed $229,000 Active

   Show marketing remark (752 chars)

   Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

10. 2026-01-21
    listed $239,000 Active 752-char remark

    Show marketing remark (752 chars)

    Wow! Don't miss the chance to make this diamond in the rough your next home. This brick home is located within the gated country club area of Santa Teresa. The neighborhood shows real pride of ownership and the potential future value of this home is yet to be discovered. Your own experience and expertise in bringing this property to its full potential will pay off in the future. The bedrooms are spacious and there's plenty of closet space. The kitchen is well arranged and the counter space will make prep and meals a breeze. The living area has a cozy fireplace and there's room for an entertaining living style. Don't miss the 2-car garage, large enclosed back yard, and covered patio. You can obtain more details from your broker. Don't miss it.

11. 2009-09-09
    soldstatus
12. 2008-12-09
    listed $169,000
13. 2008-11-02
    historical
14. 2008-05-02
    listed $189,000
15. 2007-04-11
    soldstatus
16. 2007-04-11
    soldstatus
17. 2006-07-07
    historical
18. 2006-01-17
    listed $175,000

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 5 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,877
• − Mortgage interest: −$12,211
• − Property taxes: −$1,917
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$6,342
• Taxable loss: −$3,184
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $1,321/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: Gadsden Independent Schools
• NCES district ID: 3501080
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $28,461
• Composite: 21.6/100
• National rank: #8298
• State rank: #21 of 29 in NM

Livability — Santa Teresa

• Score: 63/100
• State rank: #76
• US rank: #15476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Teresa, NM
• County: Dona Ana County · 144,044 people
• City population: 12,623
• Metro: Las Cruces, NM
• Population (ZIP): 12,623
• Household income: $73,848
• Rent vs Own: 14.5% rent · 85.5% own
• Severe rent burden: 127.0

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: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 39% White 12% Black 1%
• Hispanic origin (detail): Mexican 84%
• Common ancestry: Iranian 1% Lithuanian 1%
• Foreign-born: 19% · Canada
• Languages at home: 35% English-only · Spanish 63%

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: ▼ -66.58%
• Current HPI: 175.6955
• Rent YoY: —
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+24.6% since first listed

18 events — show timeline

• 2026-05-05 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-05 Pending — NMMLS
• 2026-05-05 Pending — GEPARMLS
• 2026-04-27 Price Changed $218,000 GEPARMLS
• 2026-04-27 Price Changed $218,000 NMMLS
• 2026-04-27 Price Changed $218,000 SNMMLS as distributed by MLS GRID
• 2026-02-26 Price Changed $229,000 SNMMLS as distributed by MLS GRID
• 2026-02-26 Listed $229,000 GEPARMLS
• 2026-02-26 Listed $229,000 NMMLS
• 2026-01-21 Listed $239,000 SNMMLS as distributed by MLS GRID
• 2009-09-09 Sold (Public Records) — Public Records
• 2008-12-09 Listed $169,000 GEPARMLS
• 2008-11-02 Listing Removed — GEPARMLS
• 2008-05-02 Listed $189,000 GEPARMLS
• 2007-04-11 Sold (Public Records) — Public Records
• 2007-04-11 Sold (Public Records) — Public Records
• 2006-07-07 Listing Removed — GEPARMLS
• 2006-01-17 Listed $175,000 GEPARMLS

Property tax history

+1.6%/yr

Latest (2025): $1,917 · +2.7% YoY. Source: county tax records.