301 W Avenue N · Lovington, NM 88260

$174,900

3 bd · 1.5 ba · 1,768 sqft · SingleFamily public records · 10 Days on market

Built 1953

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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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Spacious, 4 bedroom 1 1/2 Bath , well maintained home. central heat and Air.

Key facts

• Functional kitchen
• Functional hvac
• Shingle roof

Tags

• DURABLE TILE FLOORING
• NEWER LAMINATE FLOORING
• FUNCTIONAL KITCHEN
• ABUNDANT CABINET STORAGE
• SHINGLE ROOF
• FUNCTIONAL HVAC

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Parking: No garage
• Home design: Single-family residential property
• Exterior features: Irrigated or irregular lot dimensions

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No heating system listed
• Interior features: Subdivision: Shelton Add

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/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 $165k (5.7% below list).
• Recommended offer: $165k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#33 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: crime F, amenities F, commute F.
• Market conditions: 72 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 172 units permitted in Lea County in 2024 (0 in 5+ unit buildings).

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.
• Lea County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (5.7% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.94% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.8

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-16,309
• Equity at exit: $26,078

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,199
• Equity at exit: $15,122

Cash invested: $48,972 (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 88260

• Active inventory: 72
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$124 /mo · $1,488/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $189

Break-even live

Break-even rent $1,410

Max offer price $174,900

Occupancy floor 84%

Sensitivity live

Price	-10% $288	-5% $239	+0% $189	+5% $140	+10% $90
Rent	-10% $59	-5% $124	+0% $189	+5% $255	+10% $320
Rate	-1.0pp $278	-0.5pp $234	base $189	+0.5pp $144	+1.0pp $98

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 West Avenue J Unit J Lovington, NM	4.0	2.0	1600	$1,650	$1.03	45d	1	0.37mi

Listing history 10 events

1. 2026-06-21
   days on market $174,900 Active 10 DOM
2. 2026-06-19
   days on market $174,900 Active 8 DOM
3. 2026-06-18
   price $174,900 Active 7 DOM
4. 2026-06-18
   days on market $179,900 Active 7 DOM
5. 2026-06-17
   days on market $179,900 Active 6 DOM
6. 2026-06-16
   days on market $179,900 Active 5 DOM
7. 2026-06-15
   days on market $179,900 Active 4 DOM
8. 2026-06-14
   days on market $179,900 Active 2 DOM
9. 2026-06-12
   remarks 616-char remark
10. 2026-06-12
    listed $179,900 Active 1 DOM

ⓘ 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: $1,488 · $124/mo
• Projected year-2 tax: $1,488 · $124/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 10/10 Extreme
• 🌡 Heat 5/10 Major 6 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$9,797
• − Property taxes: −$1,488
• − Insurance: −$874
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,088
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,421/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)

No district data.

Livability — Lovington

• Score: 66/100
• State rank: #33
• US rank: #11541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lovington, NM
• Population (ZIP): 15,410

Population outlook (Lea County) Hauer SSP2

• Today (2025): 84,268 people
• By 2030: 91,695 · +8.8%
• By 2040: 108,366 · +28.6%
• By 2050: 126,264 · +49.8%
• By 2075: 170,606 · +102.5%
• By 2100: 199,235 · +136.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% White 31% Two or more races 26% Black 2%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Lithuanian 1% Portuguese 1% Serbian 1%
• Foreign-born: 21% · Canada
• Languages at home: 51% English-only · Spanish 49%

Political lean MEDSL · Lea

• 2024 margin: Solid R (+61.6) · D 18.5% · R 80.1% · Other 1.3%
• 2008→2024 swing: -17.4pp toward R · 2008: -44.2pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.6 2016: R+48.5 2012: R+49.7 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.50%
• Current HPI: 92.2391
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+12.5% since first listed

6 events — show timeline

• 2026-06-11 Listed $179,900 NMMLS
• 2023-07-03 Sold (MLS) — NMMLS
• 2023-06-23 Pending — NMMLS
• 2023-01-06 Listed $156,900 NMMLS
• 2022-06-04 Listed $159,900 NMMLS
• 1999-02-23 Sold (Public Records) — Public Records

Property tax history

+16.9%/yr

Latest (2025): $1,488 · -0.9% YoY. Source: county tax records.