405 Sunbeam Ave · Alamogordo, NM 88310

$220,000

3 bd · 2.0 ba · 1,745 sqft · SingleFamily public records · 107 Days on market

Built 1983 8,146 sqft lot ↓ 21% since listing

---

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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you are looking to create your own space then this is it. You'll like the large living room with a beautiful brick fireplace. From the living room, step out into an enclosed back porch which you'll really enjoy in the summer. The kitchen has lovely cabinets, all appliances and a sizeable pantry. This home even has a formal dining room. There are 3 spacious bedrooms in a split bedroom layout. The master suite is large, has a master bath with double sinks and 2 walk-in closets. The other bedrooms are very nice and the hall bath is close by. The home also has a security system which you'll appreciate. The back has an open covered porch, a shed for all those extra things & a block fenc

Key facts

• Enclosed back porch
• Formal dining room
• Security system

Tags

• ENCLOSED BACK PORCH
• FORMAL DINING ROOM
• SECURITY SYSTEM
• OPEN COVERED PORCH
• BLOCK FENCE

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Site-built home
• Construction: Brick veneer exterior; Shingle roof
• Exterior features: Patio; Shed

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range; Oven; Water softener
• Flooring: Tile
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Window coverings; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $16 ($194/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 $171k (22.4% below list).
• Recommended offer: $171k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 9→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,689 (22.4% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 22% 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 D 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: 0.78% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-36,997
• Equity at exit: $32,803

10-year hold

• IRR: -11.6%
• Equity multiple: 0.34×
• Total profit: $-40,392
• Equity at exit: $19,022

Cash invested: $61,600 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $16

Break-even live

Break-even rent $1,686

Max offer price $220,000

Occupancy floor 94%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2637 Las Alturas Ct Alamogordo, NM	3.0	2.0	1366	$1,600	$1.17	43d	1	0.61mi
3007 Del Sur Alamogordo, NM	3.0	2.0	1901	$1,800	$0.95	43d	1	0.73mi
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	3d	18	0.90mi
2300 Aspen Dr Alamogordo, NM	3.0	2.0	1368	$1,400	$1.02	3d	1	0.99mi
2606 Pontiac Dr Alamogordo, NM	3.0	2.0	1785	$1,650	$0.92	23d	1	1.01mi
1502 Campbell Pl Alamogordo, NM	3.0	2.0	1816	$1,450	$0.80	23d	1	1.33mi
1309 Jackson Ave Alamogordo, NM	4.0	2.0	1467	$1,500	$1.02	43d	1	1.42mi

Listing history 6 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   status Active
3. 2026-03-20
   status Pending
4. 2026-03-14
   price $220,000
5. 2026-01-30
   price $274,000
6. 2025-12-07
   listed $279,900 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: $1,043 · $87/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$717/yr (+$60/mo · 68.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 9 d/yr ≥90°F today · 29 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: $20,483
• − Mortgage interest: −$12,323
• − Property taxes: −$1,043
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,400
• Taxable loss: −$3,661
• Est. tax savings @ 24.0%: +$879
• After-tax cash flow: $1,073/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 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: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-21.4% since first listed

6 events — show timeline

• 2026-05-02 Pending — OCAOR
• 2026-04-29 Relisted — OCAOR
• 2026-03-20 Pending — OCAOR
• 2026-03-14 Price Changed $220,000 OCAOR
• 2026-01-30 Price Changed $274,000 OCAOR
• 2025-12-07 Listed $279,900 OCAOR

Property tax history

+1.2%/yr

Latest (2025): $1,043 · -9.4% YoY. Source: county tax records.