1100 S Prince St · Clovis, NM 88101

$120,000

3 bd · 2.0 ba · 2,300 sqft · Other · 177 Days on market

Built 1949 0.41 ac lot $52/sqft · 58% below area

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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
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming Clovis home on a spacious corner lot, just minutes from Cannon AFB. This home is an excellent fit for military families, first-time home buyers, or anyone seeking comfort and convenience. Enjoy an open layout with a beautiful wood-burning fireplace in the living area and a large laundry/service room ideal for extra storage or workspace. Home includes a new updated roof (done this year) and plumbing serviced less than 5 years ago. The property features mature trees front and back, a large 2-car garage, and an extended driveway that provides ample parking for vehicles, guests, or recreational gear. Warm, inviting, and conveniently located on a main road close to schools and shopping. This Clovis home is ready for it's next chapter -- all it needs is you.

Key facts

• Large laundry room
• New updated roof
• Extended driveway

Tags

• CORNER LOT
• WOOD-BURNING FIREPLACE
• LARGE LAUNDRY ROOM
• NEW UPDATED ROOF
• MATURE TREES
• EXTENDED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $65k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1949 — 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: 1.26% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.87%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $286,049
• List price: $120,000
• Delta: -58.05%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.43×
• Total profit: $14,561
• Equity at exit: $17,892

10-year hold

• IRR: 21.6%
• Equity multiple: 3.04×
• Total profit: $68,399
• Equity at exit: $10,375

Cash invested: $33,600 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $472

Break-even live

Break-even rent $917

Max offer price $120,000

Occupancy floor 64%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $120,000 Active 177 DOM
2. 2026-06-18
   status $120,000 Active 176 DOM
3. 2026-04-20
   price $120,000 787-char remark

   Show marketing remark (787 chars)

   Welcome to this charming Clovis home on a spacious corner lot, just minutes from Cannon AFB. This home is an excellent fit for military families, first-time home buyers, or anyone seeking comfort and convenience. Enjoy an open layout with a beautiful wood-burning fireplace in the living area and a large laundry/service room ideal for extra storage or workspace. Home includes a new updated roof (done this year) and plumbing serviced less than 5 years ago. The property features mature trees front and back, a large 2-car garage, and an extended driveway that provides ample parking for vehicles, guests, or recreational gear. Warm, inviting, and conveniently located on a main road close to schools and shopping. This Clovis home is ready for it's next chapter -- all it needs is you.

4. 2026-02-27
   price $149,000 787-char remark

   Show marketing remark (787 chars)

   Welcome to this charming Clovis home on a spacious corner lot, just minutes from Cannon AFB. This home is an excellent fit for military families, first-time home buyers, or anyone seeking comfort and convenience. Enjoy an open layout with a beautiful wood-burning fireplace in the living area and a large laundry/service room ideal for extra storage or workspace. Home includes a new updated roof (done this year) and plumbing serviced less than 5 years ago. The property features mature trees front and back, a large 2-car garage, and an extended driveway that provides ample parking for vehicles, guests, or recreational gear. Warm, inviting, and conveniently located on a main road close to schools and shopping. This Clovis home is ready for it's next chapter -- all it needs is you.

5. 2026-01-15
   price $159,000 787-char remark

   Show marketing remark (787 chars)

   Welcome to this charming Clovis home on a spacious corner lot, just minutes from Cannon AFB. This home is an excellent fit for military families, first-time home buyers, or anyone seeking comfort and convenience. Enjoy an open layout with a beautiful wood-burning fireplace in the living area and a large laundry/service room ideal for extra storage or workspace. Home includes a new updated roof (done this year) and plumbing serviced less than 5 years ago. The property features mature trees front and back, a large 2-car garage, and an extended driveway that provides ample parking for vehicles, guests, or recreational gear. Warm, inviting, and conveniently located on a main road close to schools and shopping. This Clovis home is ready for it's next chapter -- all it needs is you.

6. 2025-12-16
   price $179,000 787-char remark

   Show marketing remark (787 chars)

   Welcome to this charming Clovis home on a spacious corner lot, just minutes from Cannon AFB. This home is an excellent fit for military families, first-time home buyers, or anyone seeking comfort and convenience. Enjoy an open layout with a beautiful wood-burning fireplace in the living area and a large laundry/service room ideal for extra storage or workspace. Home includes a new updated roof (done this year) and plumbing serviced less than 5 years ago. The property features mature trees front and back, a large 2-car garage, and an extended driveway that provides ample parking for vehicles, guests, or recreational gear. Warm, inviting, and conveniently located on a main road close to schools and shopping. This Clovis home is ready for it's next chapter -- all it needs is you.

7. 2025-11-17
   listed $185,000 Active 787-char remark

   Show marketing remark (787 chars)

   Welcome to this charming Clovis home on a spacious corner lot, just minutes from Cannon AFB. This home is an excellent fit for military families, first-time home buyers, or anyone seeking comfort and convenience. Enjoy an open layout with a beautiful wood-burning fireplace in the living area and a large laundry/service room ideal for extra storage or workspace. Home includes a new updated roof (done this year) and plumbing serviced less than 5 years ago. The property features mature trees front and back, a large 2-car garage, and an extended driveway that provides ample parking for vehicles, guests, or recreational gear. Warm, inviting, and conveniently located on a main road close to schools and shopping. This Clovis home is ready for it's next chapter -- all it needs is you.

8. 2014-07-23
   soldstatus
9. 2014-06-23
   soldstatus 100-char remark

   Show marketing remark (100 chars)

   GREAT STARTER HOME NEEDS NEW FAMILY TO GIVE TLC. LARGE LOT LARGE HOME. DEN IS HUGE AND FAMILY READY.

10. 2014-02-01
    listed $89,500 100-char remark

    Show marketing remark (100 chars)

    GREAT STARTER HOME NEEDS NEW FAMILY TO GIVE TLC. LARGE LOT LARGE HOME. DEN IS HUGE AND FAMILY READY.

11. 2013-09-12
    soldstatus
12. 2013-08-29
    soldstatus
13. 2013-07-08
    listed $29,900

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $960 · $80/mo
• Expected delta: +$421/yr (+$35/mo · 78.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 20 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: $18,175
• − Mortgage interest: −$6,722
• − Property taxes: −$539
• − Insurance: −$600
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,491
• Taxable income: $3,915
• Est. tax owed @ 24.0%: −$940
• After-tax cash flow: $4,728/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+301.3% since first listed

11 events — show timeline

• 2026-04-20 Price Changed $120,000 Southwest MLS
• 2026-02-27 Price Changed $149,000 Southwest MLS
• 2026-01-15 Price Changed $159,000 Southwest MLS
• 2025-12-16 Price Changed $179,000 Southwest MLS
• 2025-11-17 Listed $185,000 Southwest MLS
• 2014-07-23 Sold (Public Records) — Public Records
• 2014-06-23 Sold (MLS) — NMMLS
• 2014-02-01 Listed $89,500 NMMLS
• 2013-09-12 Sold (Public Records) — Public Records
• 2013-08-29 Sold (MLS) — NMMLS
• 2013-07-08 Listed $29,900 NMMLS

Property tax history

+0.5%/yr

Latest (2025): $539 · +3.7% YoY. Source: county tax records.