25 N Cle Ki Dr · Yah-ta-hey, NM 87375

$75,000

2 bd · 1.0 ba · 930 sqft · SingleFamily · 191 Days on market

Built 1977 0.50 ac lot ↓ 12% since listing

---

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 +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Just outside of Gallup, this quaint 2-bedroom, 1-bath home offers the kind of space and serenity that’s hard to find, set on a generous half-acre designed for both comfort and freedom. Tucked away in a quiet, private setting, the property invites you to slow down and enjoy the peace of open space while still being close enough to town for everyday convenience. Inside, two distinct living areas create flexibility for the way you live—whether that means a cozy spot to unwind, a separate space for entertaining, or room to work or create from home. Natural light and a warm, welcoming feel make the home easy to settle into and personalize. Outside, the fully fenced half-acre opens th

Key facts

• Parking for an rv
• Half acre
• Fully fenced

Tags

• HALF ACRE
• TWO DISTINCT LIVING AREAS
• FULLY FENCED
• SPACE FOR HORSES
• PARKING FOR AN RV
• PRIVATE SETTING

Property features AI

Finance

• Other: Horses allowed

Exterior

• Parking: No garage; RV access/parking
• Utilities: Electricity connected; Sewer connected
• Home design: Single family residence; One story
• Construction: Frame construction with wood siding
• Exterior features: Wire and wood fencing; Natural vegetation

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating
• Interior features: Aluminum-framed windows; Wood-burning stove fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Gallup-Mckinley Cty Schools (rural): math 17% / reading 30% proficiency, ranked #54 of 95 in NM (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Tobe Turpen Elementary (390 students, 100% FRL); Chief Manuelito Middle (609 students, 100% FRL); Gallup High (961 students, 100% FRL) — zoned schools average 100% FRL vs 84% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 1 units permitted in McKinley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• McKinley County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 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 1977 — 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. 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: 1.54% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.35%
• DSCR: 1.99
• GRM: 5.4

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: 28.6%
• Equity multiple: 2.62×
• Total profit: $33,969
• Equity at exit: $33,723

10-year hold

• IRR: 29.1%
• Equity multiple: 5.10×
• Total profit: $86,041
• Equity at exit: $51,972

Cash invested: $21,000 (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 87375

• Active inventory: 2
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $391

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $443	-5% $417	+0% $391	+5% $365	+10% $339
Rent	-10% $300	-5% $346	+0% $391	+5% $437	+10% $482
Rate	-1.0pp $429	-0.5pp $410	base $391	+0.5pp $372	+1.0pp $352

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $75,000 Active 191 DOM
2. 2026-06-21
   days on market $75,000 Active 190 DOM
3. 2026-06-21
   days on market $75,000 Active 189 DOM
4. 2026-06-18
   days on market $75,000 Active 187 DOM
5. 2026-06-17
   days on market $75,000 Active 186 DOM
6. 2026-06-16
   days on market $75,000 Active 185 DOM
7. 2026-06-15
   days on market $75,000 Active 184 DOM
8. 2026-06-13
   days on market $75,000 Active 182 DOM
9. 2026-06-12
   days on market $75,000 Active 181 DOM
10. 2026-06-09
    days on market $75,000 Active 178 DOM
11. 2026-06-08
    days on market $75,000 Active 177 DOM
12. 2026-06-07
    days on market $75,000 Active 176 DOM
13. 2026-06-07
    days on market $75,000 Active 175 DOM
14. 2026-06-04
    days on market $75,000 Active 172 DOM
15. 2026-06-02
    days on market $75,000 Active 171 DOM
16. 2026-06-01
    days on market $75,000 Active 170 DOM
17. 2026-05-31
    days on market $75,000 Active 169 DOM
18. 2026-03-13
    price $75,000
19. 2025-12-13
    listed $85,000 Active

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 18 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: $13,815
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$2,182
• Taxable income: $3,722
• Est. tax owed @ 24.0%: −$893
• After-tax cash flow: $3,801/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: Gallup-Mckinley Cty Schools
• NCES district ID: 3501110
• Math proficiency: 17% —
• Reading proficiency: 30% —
• Median HH income: $30,298
• Composite: 22.01/100
• National rank: #13541
• State rank: #54 of 95 in NM

Livability — Yah-ta-hey

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Yah-ta-hey, NM
• Population (ZIP): 4,547

Population outlook (McKinley County) Hauer SSP2

• Today (2025): 88,386 people
• By 2030: 94,451 · +6.9%
• By 2040: 107,369 · +21.5%
• By 2050: 119,937 · +35.7%
• By 2075: 148,818 · +68.4%
• By 2100: 160,771 · +81.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 1.00)
• Race & ethnicity: Native American 97% Hispanic / Latino 2% Two or more races 1%
• Languages at home: 53% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · McKinley

• 2024 margin: Strong D (+24.5) · D 60.7% · R 36.2% · Other 3.1%
• 2008→2024 swing: -19.4pp toward R · 2008: 43.9pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+38.6 2016: D+39.8 2012: D+46.6 2008: D+43.9

Not yet ingested

• Civics: —

Market trends

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

Price history

-11.8% since first listed

2 events — show timeline

• 2026-03-13 Price Changed $75,000 NMMLS
• 2025-12-13 Listed $85,000 NMMLS