4550 Zanahoria Rd Rd SW · Sunshine, NM 88030

$95,000

2 bd · 2.0 ba · 1,120 sqft · Other · 78 Days on market

Built 1991 2.50 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Deming Ranchettes Unit 56, southwest of Deming. 1991 Redman single wide, 16x70, with 2 bedrooms, 2 bath. Carpet and vinyl floor covering. 2.5 acres, 3 lots on Zanahoria Rd SE, 2 lots on Elote Rd SE. Fencing. Hwy 418 to Hermans Rd SW, left 10 miles to Elote Rd, right to Chochise Rd SW, right to Zanahoria Rd.

Key facts

• 3 lots
• Fencing
• 2.5 acres

Tags

• 2.5 ACRES
• 3 LOTS
• FENCING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#200 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, schools F, amenities F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.30%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 7.0

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-190
• Equity at exit: $14,165

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $19,459
• Equity at exit: $8,214

Cash invested: $26,600 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $238

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $304	-5% $271	+0% $238	+5% $206	+10% $173
Rent	-10% $149	-5% $194	+0% $238	+5% $283	+10% $328
Rate	-1.0pp $286	-0.5pp $263	base $238	+0.5pp $214	+1.0pp $189

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $95,000 Active 78 DOM
2. 2026-06-18
   days on market $95,000 Active 77 DOM
3. 2026-06-17
   days on market $95,000 Active 76 DOM
4. 2026-06-16
   days on market $95,000 Active 75 DOM
5. 2026-06-15
   days on market $95,000 Active 74 DOM
6. 2026-06-14
   days on market $95,000 Active 72 DOM
7. 2026-06-13
   days on market $95,000 Active 71 DOM
8. 2026-06-10
   days on market $95,000 Active 69 DOM
9. 2026-06-09
   days on market $95,000 Active 68 DOM
10. 2026-06-08
    days on market $95,000 Active 67 DOM
11. 2026-06-07
    days on market $95,000 Active 66 DOM
12. 2026-06-05
    days on market $95,000 Active 63 DOM
13. 2026-06-03
    days on market $95,000 Active 62 DOM
14. 2026-06-02
    days on market $95,000 Active 61 DOM
15. 2026-06-01
    days on market $95,000 Active 60 DOM
16. 2026-05-31
    days on market $95,000 Active 59 DOM
17. 2026-05-30
    days on market $95,000 Active 58 DOM
18. 2026-04-02
    listed $95,000 Active 323-char remark

    Show marketing remark (323 chars)

    Located in the Deming Ranchettes Unit 56, southwest of Deming. 1991 Redman single wide, 16x70, with 2 bedrooms, 2 bath. Carpet and vinyl floor covering. 2.5 acres, 3 lots on Zanahoria Rd SE, 2 lots on Elote Rd SE. Fencing. Hwy 418 to Hermans Rd SW, left 10 miles to Elote Rd, right to Chochise Rd SW, right to Zanahoria Rd.

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

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 7 d/yr ≥100°F today · 24 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: $13,594
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,764
• Taxable income: $1,434
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $2,517/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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Sunshine

• Score: 55/100
• State rank: #200
• US rank: #23184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-02 Listed $95,000 NMMLS

Property tax history

+1.1%/yr

Latest (2025): $149 · +1.1% YoY. Source: county tax records.