19 Turri Ave · Boles Acres, NM 88310

$176,500

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 36 Days on market

Built 1997 1.77 ac lot

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Views, and tranquility. .. located on almost 2 acres nestled against the Sacramento mountains This 4 bedroom, 2 bath separate den and large open kitchen and vaulted ceilings home has do much to offer. A MUST SEE!!! Covered car port and a workshop, great for the man of the house. Ample space for the gardener of the family. Home is equipped with a whole house Propane Generator that will start automatic when the power is out. .. .So much to offer. ..

Key facts

• Well house
• Open floor plan
• Nearby trails

Tags

• WILDLIFE IN BACKYARD
• NEARBY TRAILS
• OPEN FLOOR PLAN
• PRIVATE BATHROOM
• DECK
• WELL HOUSE

Property features AI

Exterior

• Utilities: Private well; Septic tank
• Home design: Manufactured home; Single-story
• Construction: Shingle roof
• Exterior features: Patio; Chain link fence; Workshop; Horses allowed; Lot in Green Country subdivision

Interior

• Kitchen: Dishwasher; Disposal; Range; Oven
• Flooring: Vinyl flooring
• Heating & cooling: Propane forced air heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Walk-in closet(s); 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#47 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities 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; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $5k 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 36 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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: moderate wildfire risk; extreme-heat days projected 9→30/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,205 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.8

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,229
• Equity at exit: $26,317

10-year hold

• IRR: 6.5%
• Equity multiple: 1.46×
• Total profit: $22,802
• Equity at exit: $15,260

Cash invested: $49,420 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$926
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $439

Break-even live

Break-even rent $1,333

Max offer price $176,500

Occupancy floor 72%

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: $44,125
• Closing costs: $5,295
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $176,500 Active 36 DOM
2. 2026-06-17
   days on market $176,500 Active 35 DOM
3. 2026-06-16
   days on market $176,500 Active 34 DOM
4. 2026-06-15
   days on market $176,500 Active 33 DOM
5. 2026-06-13
   days on market $176,500 Active 31 DOM
6. 2026-06-13
   days on market $176,500 Active 30 DOM
7. 2026-06-10
   days on market $176,500 Active 28 DOM
8. 2026-06-09
   days on market $176,500 Active 27 DOM
9. 2026-06-08
   days on market $176,500 Active 26 DOM
10. 2026-06-07
    days on market $176,500 Active 25 DOM
11. 2026-06-05
    days on market $176,500 Active 22 DOM
12. 2026-06-03
    days on market $176,500 Active 21 DOM
13. 2026-06-03
    days on market $176,500 Active 20 DOM
14. 2026-06-01
    days on market $176,500 Active 19 DOM
15. 2026-05-31
    days on market $176,500 Active 18 DOM
16. 2026-05-06
    listed $176,500 Active 1089-char remark
17. 2016-05-31
    soldstatus 452-char remark

    Show marketing remark (452 chars)

    Views, and tranquility. .. located on almost 2 acres nestled against the Sacramento mountains This 4 bedroom, 2 bath separate den and large open kitchen and vaulted ceilings home has do much to offer. A MUST SEE!!! Covered car port and a workshop, great for the man of the house. Ample space for the gardener of the family. Home is equipped with a whole house Propane Generator that will start automatic when the power is out. .. .So much to offer. ..

18. 2016-05-31
    soldstatus

    Show marketing remark (452 chars)

    Views, and tranquility. .. located on almost 2 acres nestled against the Sacramento mountains This 4 bedroom, 2 bath separate den and large open kitchen and vaulted ceilings home has do much to offer. A MUST SEE!!! Covered car port and a workshop, great for the man of the house. Ample space for the gardener of the family. Home is equipped with a whole house Propane Generator that will start automatic when the power is out. .. .So much to offer. ..

19. 2015-10-14
    listed $139,900 452-char remark

    Show marketing remark (452 chars)

    Views, and tranquility. .. located on almost 2 acres nestled against the Sacramento mountains This 4 bedroom, 2 bath separate den and large open kitchen and vaulted ceilings home has do much to offer. A MUST SEE!!! Covered car port and a workshop, great for the man of the house. Ample space for the gardener of the family. Home is equipped with a whole house Propane Generator that will start automatic when the power is out. .. .So much to offer. ..

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$765/yr (+$64/mo · 118.3%)

ⓘ 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 ≥96°F today · 30 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: $22,668
• − Mortgage interest: −$9,887
• − Property taxes: −$647
• − Insurance: −$882
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,135
• Taxable income: $2,490
• Est. tax owed @ 24.0%: −$598
• After-tax cash flow: $4,674/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 — Boles Acres

• Score: 65/100
• State rank: #47
• US rank: #12466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boles Acres, NM
• County: Otero County · 36,983 people
• City population: 696
• 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

+26.2% since first listed

4 events — show timeline

• 2026-05-06 Listed $176,500 OCAOR
• 2016-05-31 Sold (Public Records) — Public Records
• 2016-05-31 Sold (MLS) — OCAOR
• 2015-10-14 Listed $139,900 OCAOR

Property tax history

+20.4%/yr

Latest (2025): $647 · -12.9% YoY. Source: county tax records.