4661 Mesita St · Las Cruces, NM 88012

$243,000

4 bd · 3.0 ba · 2,232 sqft · SingleFamily public records · 68 Days on market

Built 2011 4,617 sqft lot ↓ 4% since listing

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARDS BUYER CLOSING COSTS OR HOME UPGRADES! Fantastic value and endlessopportunity! This two story home offers a spacious floorplan, larger yard to create your own oasis this home features high ceilings throughout and abundance of natural light, a kitchen with a walk-in pantry, bar, and separate dining area, a versatile loft perfect for an office, game room or second living room. Along with walk-in closets and thoughtfully sized rooms and refrigerated air. Some cosmetic updates are needed making it a great opportunity to build equity. Giving you the flexibility to design finishes in any way you want.

Key facts

• Spacious floorplan
• Larger yard
• Two story home

Tags

• TWO STORY HOME
• SPACIOUS FLOORPLAN
• LARGER YARD
• WALK-IN PANTRY
• SEPARATE DINING AREA
• VERSATILE LOFT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $54 ($652/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 $204k (16.2% below list).
• Recommended offer: $204k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 592 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 88% of comp listings sitting > 30 days — soft ceiling on asking rent; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,671 (16.2% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 16% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-34,891
• Equity at exit: $36,232

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-21,671
• Equity at exit: $21,010

Cash invested: $68,040 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 592
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,037 high
• Mortgage (P&I): −$1,274
• Tax from tax record: −$179 /mo · $2,149/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $54

Break-even live

Break-even rent $1,968

Max offer price $243,000

Occupancy floor 92%

Sensitivity live

Price	-10% $192	-5% $123	+0% $54	+5% $-14	+10% $-83
Rent	-10% $-107	-5% $-26	+0% $54	+5% $135	+10% $215
Rate	-1.0pp $177	-0.5pp $116	base $54	+0.5pp $-9	+1.0pp $-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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4604 Pyramid Peak Dr Las Cruces, NM	3.0	2.0	1470	$1,525	$1.04	45d	1	0.24mi
1485 Bison Spring Dr Las Cruces, NM	4.0	2.0	1740	$1,999	$1.15	45d	1	0.37mi
4383 Kingston Rd Las Cruces, NM	3.0	2.0	1470	$1,500	$1.02	45d	1	0.59mi
4025 Boardwalk Rd Las Cruces, NM	4.0	2.5	2530	$2,495	$0.99	22d	1	0.72mi
4023 Apache Pine Pl Unit D Las Cruces, NM	4.0	2.0	1629	$1,850	$1.14	45d	1	0.77mi
3350 Longview Ln Las Cruces, NM	3.0	2.0	2135	$1,895	$0.89	45d	1	0.98mi
3670 Gem St Las Cruces, NM	3.0	2.0	1446	$1,700	$1.18	45d	1	1.25mi
5015 Emerald St Las Cruces, NM	3.0	2.0	1426	$1,450	$1.02	45d	1	1.47mi

Listing history 13 events

1. 2026-05-11
   status Pending 689-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

2. 2026-05-11
   status Pending 742-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

3. 2026-04-14
   price $243,000 689-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

4. 2026-04-14
   price $243,000 742-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

5. 2026-04-06
   price $246,000 689-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

6. 2026-04-06
   price $246,000 742-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

7. 2026-03-31
   price $250,000 742-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

8. 2026-03-27
   price $250,000 689-char remark

   Show marketing remark (689 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARDS BUYER CLOSING COSTS OR HOME UPGRADES! Fantastic value and endlessopportunity! This two story home offers a spacious floorplan, larger yard to create your own oasis this home features high ceilings throughout and abundance of natural light, a kitchen with a walk-in pantry, bar, and separate dining area, a versatile loft perfect for an office, game room or second living room. Along with walk-in closets and thoughtfully sized rooms and refrigerated air. Some cosmetic updates are needed making it a great opportunity to build equity. Giving you the flexibility to design finishes in any way you want.

9. 2026-03-24
   price $252,000 742-char remark

   Show marketing remark (742 chars)

   SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

10. 2026-03-16
    price $257,000 742-char remark

    Show marketing remark (742 chars)

    SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

11. 2026-03-11
    price $259,000 742-char remark

    Show marketing remark (742 chars)

    SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

12. 2026-02-26
    listed $252,000 Active 689-char remark

    Show marketing remark (742 chars)

    SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

13. 2026-02-26
    listed $269,000 Active 742-char remark

    Show marketing remark (742 chars)

    SELLER IS MOTIVATED AND WILLING TO CONSIDER ALL OFFERS! SELLER WILL GIVE CREDIT TOWARD BUYER CLOSING COSTS OR HOME UPGRADES!Fantastic value and endless opportunity! This two-story home offers a spacious floor plan and a larger yard ready for you to create your own oasis. The home features high ceilings throughout and an abundance of natural light, along with a kitchen that includes a walk-in pantry, bar, and separate dining area. Enjoy a versatile loft, perfect for an office, game room, or second living space, plus walk-in closets, thoughtfully sized rooms, and refrigerated air. Some cosmetic updates are needed, making this a great opportunity to build equity while giving you the flexibility to design finishes exactly how you want

ⓘ 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: $2,149 · $179/mo
• Projected year-2 tax: $2,149 · $179/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 23 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: $24,441
• − Mortgage interest: −$13,612
• − Property taxes: −$2,149
• − Insurance: −$1,215
• − Repairs & maintenance: −$1,955
• − Management: −$1,955
• − Depreciation: −$7,069
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $1,496/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

13 events — show timeline

• 2026-05-11 Pending — SNMMLS as distributed by MLS GRID
• 2026-05-11 Pending — Southwest MLS
• 2026-04-14 Price Changed $243,000 SNMMLS as distributed by MLS GRID
• 2026-04-14 Price Changed $243,000 Southwest MLS
• 2026-04-06 Price Changed $246,000 SNMMLS as distributed by MLS GRID
• 2026-04-06 Price Changed $246,000 Southwest MLS
• 2026-03-31 Price Changed $250,000 Southwest MLS
• 2026-03-27 Price Changed $250,000 SNMMLS as distributed by MLS GRID
• 2026-03-24 Price Changed $252,000 Southwest MLS
• 2026-03-16 Price Changed $257,000 Southwest MLS
• 2026-03-11 Price Changed $259,000 Southwest MLS
• 2026-02-26 Listed $269,000 Southwest MLS
• 2026-02-26 Listed $252,000 SNMMLS as distributed by MLS GRID

Property tax history

+2.2%/yr

Latest (2025): $2,149 · -0.6% YoY. Source: county tax records.