1113 W Greene St · Carlsbad, NM 88220

$195,000

6 bd · 3.0 ba · 1,993 sqft · SingleFamily · 160 Days on market

Built 1991

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Where to begin with this property! This 6 bedroom 3 bathroom home has all the room! This could be the ideal investment property or an amazing primary residence! This home has brand new tile and paint as well as a full renovation! Call your favorite realtor for your showing ASAP!

Key facts

• Built 1991
• Listed 159 days

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#20 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: commute C-, health & safety C-, schools D.
• Market conditions: 363 active listings in the ZIP; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($78k/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 $6k of value loss. Plan a longer hold.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. 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?
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: 1.04% ✓
• Cap rate: 9.08%
• Cash-on-cash: 9.95%
• DSCR: 1.44
• GRM: 8.0

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,864
• Equity at exit: $29,075

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $34,249
• Equity at exit: $16,860

Cash invested: $54,600 (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 88220

• Active inventory: 363
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$44 /mo · $526/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $453

Break-even live

Break-even rent $1,453

Max offer price $195,000

Occupancy floor 73%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $195,000 Active 160 DOM
2. 2026-06-17
   days on market $195,000 Active 159 DOM
3. 2026-06-16
   days on market $195,000 Active 158 DOM
4. 2026-06-15
   days on market $195,000 Active 157 DOM
5. 2026-06-14
   days on market $195,000 Active 155 DOM
6. 2026-06-13
   days on market $195,000 Active 154 DOM
7. 2026-06-10
   days on market $195,000 Active 152 DOM
8. 2026-06-09
   days on market $195,000 Active 151 DOM
9. 2026-06-08
   days on market $195,000 Active 150 DOM
10. 2026-06-07
    days on market $195,000 Active 149 DOM
11. 2026-06-05
    days on market $195,000 Active 146 DOM
12. 2026-06-03
    days on market $195,000 Active 145 DOM
13. 2026-06-02
    days on market $195,000 Active 144 DOM
14. 2026-06-01
    days on market $195,000 Active 143 DOM
15. 2026-05-31
    days on market $195,000 Active 142 DOM
16. 2026-05-30
    days on market $195,000 Active 141 DOM
17. 2026-01-09
    listed $195,000 Active 280-char remark

    Show marketing remark (280 chars)

    Where to begin with this property! This 6 bedroom 3 bathroom home has all the room! This could be the ideal investment property or an amazing primary residence! This home has brand new tile and paint as well as a full renovation! Call your favorite realtor for your showing ASAP!

18. 2019-08-15
    soldstatus
19. 2019-01-09
    soldstatus 103-char remark

    Show marketing remark (103 chars)

    Have you heard of Fixer Uppers? This is one!!! Several Levels, Needs Paint and Carpet and You have it!

20. 2018-07-06
    listed $100,000 103-char remark

    Show marketing remark (103 chars)

    Have you heard of Fixer Uppers? This is one!!! Several Levels, Needs Paint and Carpet and You have it!

21. 2007-04-18
    soldstatus
22. 2006-03-20
    soldstatus

ⓘ 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: $526 · $44/mo
• Projected year-2 tax: $1,560 · $130/mo
• Expected delta: +$1,034/yr (+$86/mo · 196.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 21 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: $24,308
• − Mortgage interest: −$10,923
• − Property taxes: −$526
• − Insurance: −$975
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$5,673
• Taxable income: $2,322
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $4,874/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 — Carlsbad

• Score: 70/100
• State rank: #20
• US rank: #7925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlsbad, NM
• County: Eddy County · 58,370 people
• City population: 39,828
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 39,828
• Household income: $78,162
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 661.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 48% White 46% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 41%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 76% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -283.72%
• Current HPI: 114.115
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+95.0% since first listed

6 events — show timeline

• 2026-01-09 Listed $195,000 NMMLS
• 2019-08-15 Sold (Public Records) — Public Records
• 2019-01-09 Sold (MLS) — NMMLS
• 2018-07-06 Listed $100,000 NMMLS
• 2007-04-18 Sold (Public Records) — Public Records
• 2006-03-20 Sold (Public Records) — Public Records

Property tax history

-1.0%/yr

Latest (2025): $526 · +1.8% YoY. Source: county tax records.