4601 Panther Peak Dr · Las Cruces, NM 88012

$284,000

4 bd · 3.0 ba · 2,575 sqft · SingleFamily public records · 156 Days on market

Built 2006 5,619 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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.2/10.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED BELOW MARKET VALUE due to needed cosmetic repairs, this home presents a great opportunity for buyers looking to add their personal touch and BUILD EQUITY. Spacious 2,575 sq. ft. home with a functional layout and generous living space. This 4-bedroom, 3-bath property features a cozy fireplace, a 2-car garage, and plenty of room for comfortable living and entertaining. Conveniently located near Highway 70, providing easy access to shopping, dining, and commuting.

Key facts

• Cozy fireplace
• Great living space
• 5,619 sq ft lot

Tags

• COZY FIREPLACE
• GREAT LIVING SPACE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO COMMUTING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $33 ($400/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 $244k (14.2% below list).
• Recommended offer: $244k (14.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 591 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($69k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $31k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $243,696 (14.2% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 14% 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 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?
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. 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: 0.86% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-42,622
• Equity at exit: $42,345

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-29,092
• Equity at exit: $24,555

Cash invested: $79,520 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 591
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,437 medium
• Mortgage (P&I): −$1,489
• Tax from tax record: −$284 /mo · $3,410/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $33

Break-even live

Break-even rent $2,395

Max offer price $284,000

Occupancy floor 94%

Sensitivity live

Price	-10% $194	-5% $114	+0% $33	+5% $-47	+10% $-127
Rent	-10% $-159	-5% $-63	+0% $33	+5% $130	+10% $226
Rate	-1.0pp $176	-0.5pp $106	base $33	+0.5pp $-40	+1.0pp $-115

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4025 Boardwalk Rd Las Cruces, NM	4.0	2.5	2530	$2,495	$0.99	21d	1	1.03mi
3350 Longview Ln Las Cruces, NM	3.0	2.0	2135	$1,895	$0.89	44d	1	1.29mi
4899 Galina Dr Las Cruces, NM	5.0	3.5	3646	$2,799	$0.77	44d	1	1.44mi

Listing history 21 events

1. 2026-06-18
   days on market $284,000 Active 156 DOM
2. 2026-06-17
   days on market $284,000 Active 155 DOM
3. 2026-06-16
   days on market $284,000 Active 154 DOM
4. 2026-06-15
   days on market $284,000 Active 153 DOM
5. 2026-06-14
   days on market $284,000 Active 151 DOM
6. 2026-06-13
   days on market $284,000 Active 150 DOM
7. 2026-06-10
   days on market $284,000 Active 148 DOM
8. 2026-06-09
   days on market $284,000 Active 147 DOM
9. 2026-06-08
   days on market $284,000 Active 146 DOM
10. 2026-06-07
    days on market $284,000 Active 145 DOM
11. 2026-06-02
    days on market $284,000 Active 140 DOM
12. 2026-06-01
    days on market $284,000 Active 139 DOM
13. 2026-05-31
    days on market $284,000 Active 138 DOM
14. 2026-05-30
    days on market $284,000 Active 137 DOM
15. 2026-04-19
    price $284,000 472-char remark

    Show marketing remark (472 chars)

    PRICED BELOW MARKET VALUE due to needed cosmetic repairs, this home presents a great opportunity for buyers looking to add their personal touch and BUILD EQUITY. Spacious 2,575 sq. ft. home with a functional layout and generous living space. This 4-bedroom, 3-bath property features a cozy fireplace, a 2-car garage, and plenty of room for comfortable living and entertaining. Conveniently located near Highway 70, providing easy access to shopping, dining, and commuting.

16. 2026-02-11
    price $299,000 472-char remark

    Show marketing remark (472 chars)

    PRICED BELOW MARKET VALUE due to needed cosmetic repairs, this home presents a great opportunity for buyers looking to add their personal touch and BUILD EQUITY. Spacious 2,575 sq. ft. home with a functional layout and generous living space. This 4-bedroom, 3-bath property features a cozy fireplace, a 2-car garage, and plenty of room for comfortable living and entertaining. Conveniently located near Highway 70, providing easy access to shopping, dining, and commuting.

17. 2026-01-13
    listed $315,000 Active 472-char remark

    Show marketing remark (472 chars)

    PRICED BELOW MARKET VALUE due to needed cosmetic repairs, this home presents a great opportunity for buyers looking to add their personal touch and BUILD EQUITY. Spacious 2,575 sq. ft. home with a functional layout and generous living space. This 4-bedroom, 3-bath property features a cozy fireplace, a 2-car garage, and plenty of room for comfortable living and entertaining. Conveniently located near Highway 70, providing easy access to shopping, dining, and commuting.

18. 2021-06-28
    soldstatus 119-char remark

    Show marketing remark (119 chars)

    2527 sq ft. , 5 bedroom 3 bath 2 story home. Double Car garage. Mostly beautiful tile. Newly Painted. Refrigerated air.

19. 2021-06-28
    soldstatus

    Show marketing remark (119 chars)

    2527 sq ft. , 5 bedroom 3 bath 2 story home. Double Car garage. Mostly beautiful tile. Newly Painted. Refrigerated air.

20. 2021-06-28
    soldstatus

    Show marketing remark (119 chars)

    2527 sq ft. , 5 bedroom 3 bath 2 story home. Double Car garage. Mostly beautiful tile. Newly Painted. Refrigerated air.

21. 2021-05-03
    listed $250,000 119-char remark

    Show marketing remark (119 chars)

    2527 sq ft. , 5 bedroom 3 bath 2 story home. Double Car garage. Mostly beautiful tile. Newly Painted. Refrigerated air.

ⓘ 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: $3,410 · $284/mo
• Projected year-2 tax: $3,410 · $284/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 23 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: $29,244
• − Mortgage interest: −$15,908
• − Property taxes: −$3,410
• − Insurance: −$1,420
• − Repairs & maintenance: −$2,339
• − Management: −$2,339
• − Depreciation: −$8,262
• Taxable loss: −$4,436
• Est. tax savings @ 24.0%: +$1,065
• After-tax cash flow: $1,465/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

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: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

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: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+13.6% since first listed

7 events — show timeline

• 2026-04-19 Price Changed $284,000 SNMMLS as distributed by MLS GRID
• 2026-02-11 Price Changed $299,000 SNMMLS as distributed by MLS GRID
• 2026-01-13 Listed $315,000 SNMMLS as distributed by MLS GRID
• 2021-06-28 Sold (Public Records) — Public Records
• 2021-06-28 Sold (Public Records) — Public Records
• 2021-06-28 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2021-05-03 Listed $250,000 SNMMLS as distributed by MLS GRID

Property tax history

+5.1%/yr

Latest (2025): $3,410 · -0.6% YoY. Source: county tax records.