1633 E Amazon St · Portales, NM 88130

$157,000

4 bd · 2.0 ba · 2,810 sqft · SingleFamily · 187 Days on market

Built 1974 0.41 ac lot ↓ 8% since listing

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious & Versatile 4BR/2BA Home + Office | Metal Roof | Handicap Accessible This well-designed home offers 4 bedrooms, 2 full bathrooms, and a dedicated office space—easily convertible to a 5th bedroom (closet included). A central bedroom offers flexibility as a second living area or game room. Features include: * Low-maintenance metal roof * Wide doorways & handicap-accessible ramps (front & garage entries) * Located outside the flood zone * Less than 1 mile from Walmart & US 70 * 2810 Sq Ft. Whether you need extra bedrooms, work-from-home space, or more living area, this home adapts to your lifestyle. Schedule your showing today!

Key facts

• Metal roof
• 0.41 acre lot
• Garage

Tags

• METAL ROOF
• DEDICATED OFFICE SPACE
• LOCATED OUTSIDE THE FLOOD ZONE
• LESS THAN 1 MILE FROM WALMART

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $147k (6.6% below list).
• Recommended offer: $138k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#63 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Portales Municipal Schools (town): math 17% / reading 57% proficiency, ranked #15 of 29 in NM (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 31 units permitted in Roosevelt County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($52k/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.
• Roosevelt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: severe wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-8,110
• Equity at exit: $23,409

10-year hold

• IRR: 7.2%
• Equity multiple: 1.59×
• Total profit: $25,925
• Equity at exit: $13,574

Cash invested: $43,960 (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 88130

• Rents YoY: 5.4%
• Active inventory: 128
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $217

Break-even live

Break-even rent $1,191

Max offer price $157,000

Occupancy floor 80%

Sensitivity live

Price	-10% $306	-5% $261	+0% $217	+5% $172	+10% $128
Rent	-10% $101	-5% $159	+0% $217	+5% $275	+10% $333
Rate	-1.0pp $296	-0.5pp $257	base $217	+0.5pp $176	+1.0pp $135

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 S Abilene Ave Portales, NM	3.0	2.0	2462	$1,500	$0.61	45d	1	1.16mi

Listing history 21 events

1. 2026-06-19
   days on market $157,000 Active 187 DOM
2. 2026-06-18
   days on market $157,000 Active 186 DOM
3. 2026-06-17
   days on market $157,000 Active 185 DOM
4. 2026-06-16
   days on market $157,000 Active 184 DOM
5. 2026-06-15
   days on market $157,000 Active 183 DOM
6. 2026-06-14
   days on market $157,000 Active 181 DOM
7. 2026-06-12
   days on market $157,000 Active 180 DOM
8. 2026-06-09
   days on market $157,000 Active 177 DOM
9. 2026-06-08
   days on market $157,000 Active 176 DOM
10. 2026-06-07
    days on market $157,000 Active 175 DOM
11. 2026-06-05
    days on market $157,000 Active 172 DOM
12. 2026-06-03
    days on market $157,000 Active 171 DOM
13. 2026-06-02
    days on market $157,000 Active 170 DOM
14. 2026-06-01
    days on market $157,000 Active 169 DOM
15. 2026-05-31
    days on market $157,000 Active 168 DOM
16. 2026-05-30
    days on market $157,000 Active 167 DOM
17. 2026-03-16
    status Active 692-char remark

    Show marketing remark (692 chars)

    Spacious & Versatile 4BR/2BA Home + Office | Metal Roof | Handicap Accessible This well-designed home offers 4 bedrooms, 2 full bathrooms, and a dedicated office space—easily convertible to a 5th bedroom (closet included). A central bedroom offers flexibility as a second living area or game room. Features include: * Low-maintenance metal roof * Wide doorways & handicap-accessible ramps (front & garage entries) * Located outside the flood zone * Less than 1 mile from Walmart & US 70 * 2810 Sq Ft. Whether you need extra bedrooms, work-from-home space, or more living area, this home adapts to your lifestyle. Schedule your showing today!

18. 2026-03-05
    status Pending 692-char remark

    Show marketing remark (692 chars)

    Spacious & Versatile 4BR/2BA Home + Office | Metal Roof | Handicap Accessible This well-designed home offers 4 bedrooms, 2 full bathrooms, and a dedicated office space—easily convertible to a 5th bedroom (closet included). A central bedroom offers flexibility as a second living area or game room. Features include: * Low-maintenance metal roof * Wide doorways & handicap-accessible ramps (front & garage entries) * Located outside the flood zone * Less than 1 mile from Walmart & US 70 * 2810 Sq Ft. Whether you need extra bedrooms, work-from-home space, or more living area, this home adapts to your lifestyle. Schedule your showing today!

19. 2026-02-06
    price $157,000 692-char remark

    Show marketing remark (692 chars)

    Spacious & Versatile 4BR/2BA Home + Office | Metal Roof | Handicap Accessible This well-designed home offers 4 bedrooms, 2 full bathrooms, and a dedicated office space—easily convertible to a 5th bedroom (closet included). A central bedroom offers flexibility as a second living area or game room. Features include: * Low-maintenance metal roof * Wide doorways & handicap-accessible ramps (front & garage entries) * Located outside the flood zone * Less than 1 mile from Walmart & US 70 * 2810 Sq Ft. Whether you need extra bedrooms, work-from-home space, or more living area, this home adapts to your lifestyle. Schedule your showing today!

20. 2025-12-02
    listed $165,000 Active 692-char remark

    Show marketing remark (692 chars)

    Spacious & Versatile 4BR/2BA Home + Office | Metal Roof | Handicap Accessible This well-designed home offers 4 bedrooms, 2 full bathrooms, and a dedicated office space—easily convertible to a 5th bedroom (closet included). A central bedroom offers flexibility as a second living area or game room. Features include: * Low-maintenance metal roof * Wide doorways & handicap-accessible ramps (front & garage entries) * Located outside the flood zone * Less than 1 mile from Walmart & US 70 * 2810 Sq Ft. Whether you need extra bedrooms, work-from-home space, or more living area, this home adapts to your lifestyle. Schedule your showing today!

21. 2025-10-14
    price $170,000

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $1,256 · $105/mo
• Expected delta: +$627/yr (+$52/mo · 99.7%)

ⓘ 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 8/10 Severe
• 🌡 Heat 5/10 Major 6 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,588
• − Mortgage interest: −$8,794
• − Property taxes: −$629
• − Insurance: −$785
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,567
• Taxable loss: −$2
• Est. tax savings @ 24.0%: +$0
• After-tax cash flow: $2,601/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: Portales Municipal Schools
• NCES district ID: 3502100
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 57% ▲ 20.00%
• Median HH income: $36,151
• Composite: 30.52/100
• National rank: #6209
• State rank: #15 of 29 in NM

Livability — Portales

• Score: 64/100
• State rank: #63
• US rank: #13640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Portales, NM
• County: Roosevelt County · 17,842 people
• City population: 17,842
• Metro: Portales, NM
• Population (ZIP): 17,842
• Household income: $52,434
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 574.0

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 16,821 people
• By 2030: 15,818 · -6.0%
• By 2040: 13,766 · -18.2%
• By 2050: 12,152 · -27.8%
• By 2075: 9,601 · -42.9%
• By 2100: 8,241 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Roosevelt

• 2024 margin: Solid R (+43.2) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -29.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+42.9 2016: R+41.3 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.72%
• Current HPI: 108.0555
• Rent YoY: ▲ 5.38%
• Metro: Portales, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-7.6% since first listed

5 events — show timeline

• 2026-03-16 Relisted — NMMLS
• 2026-03-05 Pending — NMMLS
• 2026-02-06 Price Changed $157,000 NMMLS
• 2025-12-02 Listed $165,000 NMMLS
• 2025-10-14 Price Changed $170,000 NMMLS

Property tax history

+2.2%/yr

Latest (2025): $629 · -17.2% YoY. Source: county tax records.