4 Miera St · San Antonio, NM 87832

$51,000

2 bd · 1.0 ba · 1,230 sqft · SingleFamily · 347 Days on market

Built 1940 Fair condition 0.25 ac lot ↓ 14% since listing

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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
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.2/5.0
• Condition / age +2.2/5.0
• Schools +1.7/10.0

Listing remarks MLS

Discover the potential in this handyman's special! Conveniently located. Back door is open (no lockbox). Propane stub-out in the backyard. A great opportunity to renovate and make it your own! Property is being sold AS IS, WHERE IS. Seller will make no repairs or warranties. Buyer to verify all facts, utilities, and property condition to their satisfaction

Key facts

• 0.25 acre lot
• Built 1940
• Listed 347 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $51k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $51k).
• Recommended offer: $45k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#344 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools C-, health & safety C-, amenities F.
• Socorro Consolidated Schools (town): math 12% / reading 21% proficiency, ranked #76 of 95 in NM (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 43 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($353 loan paydown + $2k appreciation (3.0% local appreciation)).
• Socorro County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($45k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.07% ✓
• Cap rate: 17.66%
• Cash-on-cash: 40.59%
• DSCR: 2.81
• GRM: 4.0

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: 46.0%
• Equity multiple: 3.59×
• Total profit: $36,925
• Equity at exit: $22,932

10-year hold

• IRR: 45.8%
• Equity multiple: 7.19×
• Total profit: $88,362
• Equity at exit: $35,341

Cash invested: $14,280 (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 87832

• Active inventory: 43
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$267
• Tax est. 1.5%: −$64 /mo · $765/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $483

Break-even live

Break-even rent $446

Max offer price $51,000

Occupancy floor 49%

Sensitivity live

Price	-10% $518	-5% $501	+0% $483	+5% $465	+10% $448
Rent	-10% $399	-5% $441	+0% $483	+5% $525	+10% $567
Rate	-1.0pp $509	-0.5pp $496	base $483	+0.5pp $470	+1.0pp $456

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: $12,750
• Closing costs: $1,530
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $51,000 Active 347 DOM
2. 2026-06-18
   days on market $51,000 Active 345 DOM
3. 2026-06-17
   days on market $51,000 Active 344 DOM
4. 2026-06-16
   days on market $51,000 Active 343 DOM
5. 2026-06-15
   days on market $51,000 Active 342 DOM
6. 2026-06-13
   days on market $51,000 Active 340 DOM
7. 2026-06-12
   days on market $51,000 Active 339 DOM
8. 2026-06-09
   days on market $51,000 Active 336 DOM
9. 2026-06-08
   days on market $51,000 Active 335 DOM
10. 2026-06-07
    days on market $51,000 Active 334 DOM
11. 2026-06-07
    days on market $51,000 Active 333 DOM
12. 2026-06-04
    days on market $51,000 Active 330 DOM
13. 2026-06-02
    days on market $51,000 Active 329 DOM
14. 2026-06-01
    days on market $51,000 Active 328 DOM
15. 2026-05-31
    days on market $51,000 Active 327 DOM
16. 2026-01-26
    price $51,000 358-char remark

    Show marketing remark (358 chars)

    Discover the potential in this handyman's special! Conveniently located. Back door is open (no lockbox). Propane stub-out in the backyard. A great opportunity to renovate and make it your own! Property is being sold AS IS, WHERE IS. Seller will make no repairs or warranties. Buyer to verify all facts, utilities, and property condition to their satisfaction

17. 2025-12-08
    price $53,000 358-char remark

    Show marketing remark (358 chars)

    Discover the potential in this handyman's special! Conveniently located. Back door is open (no lockbox). Propane stub-out in the backyard. A great opportunity to renovate and make it your own! Property is being sold AS IS, WHERE IS. Seller will make no repairs or warranties. Buyer to verify all facts, utilities, and property condition to their satisfaction

18. 2025-07-04
    listed $55,000 Active 358-char remark

    Show marketing remark (358 chars)

    Discover the potential in this handyman's special! Conveniently located. Back door is open (no lockbox). Propane stub-out in the backyard. A great opportunity to renovate and make it your own! Property is being sold AS IS, WHERE IS. Seller will make no repairs or warranties. Buyer to verify all facts, utilities, and property condition to their satisfaction

19. 2024-02-27
    price $59,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,691
• − Mortgage interest: −$2,857
• − Property taxes: −$765
• − Insurance: −$255
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$1,484
• Taxable income: $5,300
• Est. tax owed @ 24.0%: −$1,272
• After-tax cash flow: $4,524/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including roof and exterior siding repairs, to improve its condition and value.

Repairs flagged

• Major roof — Significant damage and discoloration
• Major exterior siding — Weathered and exposed rebar
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both repair roof — Critical to safety and appearance
• Both repair exterior siding — Improves curb appeal and structural integrity
• Both landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and discoloration	Major	$15,000–50,000
exterior siding · Weathered and exposed rebar	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair roof — Critical to safety and appearance ↑
• Both repair exterior siding — Improves curb appeal and structural integrity ↑
• Both landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Socorro Consolidated Schools
• NCES district ID: 3502460
• Math proficiency: 12% —
• Reading proficiency: 21% —
• Median HH income: $35,586
• Composite: 17.01/100
• National rank: #14193
• State rank: #76 of 95 in NM

Livability — San Antonio

• Score: 45/100
• State rank: #344
• US rank: #26615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Antonio, NM
• Population (ZIP): 166

Population outlook (Socorro County) Hauer SSP2

• Today (2025): 16,091 people
• By 2030: 15,334 · -4.7%
• By 2040: 13,876 · -13.8%
• By 2050: 12,542 · -22.1%
• By 2075: 10,157 · -36.9%
• By 2100: 8,116 · -49.6%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Hispanic / Latino 48% White 48% Two or more races 37% Black 4%
• Languages at home: 45% English-only · Spanish 55%

Political lean MEDSL · Socorro

• 2024 margin: Toss-up / Even · D 46.8% · R 50.5% · Other 2.7%
• 2008→2024 swing: -24.8pp toward R · 2008: 21.1pp · 2024: -3.7pp
• All cycles: 2024: R+3.7 2020: D+6.5 2016: D+10.1 2012: D+18.1 2008: D+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.6% since first listed

4 events — show timeline

• 2026-01-26 Price Changed $51,000 Southwest MLS
• 2025-12-08 Price Changed $53,000 Southwest MLS
• 2025-07-04 Listed $55,000 Southwest MLS
• 2024-02-27 Price Changed $59,000 Southwest MLS