427 N Prescott St · Santa Clara, NM 88026

$39,500

1 bd · None ba · 600 sqft · SingleFamily · 247 Days on market

Built 1920 Poor condition 7,405 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Fix it up or tear it down. Nice lot In Santa Clara

Key facts

• 7,405 sq ft lot
• Built 1920
• Listed 247 days

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#94 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment F.
• Cobre Consolidated Schools (town): math 13% / reading 33% proficiency, ranked #56 of 95 in NM (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Central Elementary (149 students, 100% FRL); Snell Middle (239 students, 100% FRL); Cobre High (276 students, 100% FRL).
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($273 loan paydown + $2k appreciation (5.0% local appreciation)).
• Grant County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.95% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.35%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.1%
• Equity multiple: 3.76×
• Total profit: $30,564
• Equity at exit: $22,498

10-year hold

• IRR: 42.9%
• Equity multiple: 7.68×
• Total profit: $73,924
• Equity at exit: $38,923

Cash invested: $11,060 (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 88026

• Home prices YoY: 9.2%
• Active inventory: 13
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $335

Break-even live

Break-even rent $346

Max offer price $39,500

Occupancy floor 51%

Sensitivity live

Price	-10% $362	-5% $349	+0% $335	+5% $321	+10% $308
Rent	-10% $274	-5% $305	+0% $335	+5% $365	+10% $396
Rate	-1.0pp $355	-0.5pp $345	base $335	+0.5pp $325	+1.0pp $314

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $39,500 Active 247 DOM
2. 2026-06-21
   days on market $39,500 Active 246 DOM
3. 2026-06-18
   days on market $39,500 Active 244 DOM
4. 2026-06-17
   days on market $39,500 Active 243 DOM
5. 2026-06-16
   days on market $39,500 Active 242 DOM
6. 2026-06-15
   days on market $39,500 Active 241 DOM
7. 2026-06-13
   days on market $39,500 Active 239 DOM
8. 2026-06-12
   days on market $39,500 Active 238 DOM
9. 2026-06-09
   days on market $39,500 Active 235 DOM
10. 2026-06-08
    days on market $39,500 Active 234 DOM
11. 2026-06-07
    days on market $39,500 Active 233 DOM
12. 2026-06-07
    days on market $39,500 Active 232 DOM
13. 2026-06-04
    days on market $39,500 Active 229 DOM
14. 2026-06-02
    days on market $39,500 Active 228 DOM
15. 2026-06-01
    days on market $39,500 Active 227 DOM
16. 2026-05-31
    days on market $39,500 Active 226 DOM
17. 2026-01-28
    price $39,500 50-char remark

    Show marketing remark (50 chars)

    Fix it up or tear it down. Nice lot In Santa Clara

18. 2025-10-17
    price $45,000 50-char remark

    Show marketing remark (50 chars)

    Fix it up or tear it down. Nice lot In Santa Clara

19. 2025-10-17
    listed $36,000 Active 50-char remark

    Show marketing remark (50 chars)

    Fix it up or tear it down. Nice lot In Santa Clara

ⓘ 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,236
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$1,149
• Taxable income: $3,607
• Est. tax owed @ 24.0%: −$866
• After-tax cash flow: $3,155/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including structural, exterior, and HVAC work. Immediate attention is needed to stabilize the property and improve its value.

Repairs flagged

• Major siding — Weathered and peeling
• Major roof — Siding condition suggests potential roof issues
• Major foundation — Overgrown vegetation suggests possible structural damage
• Major HVAC/mechanicals — No visible condition, but overgrown vegetation suggests possible damage
• Major landscaping — Overgrown vegetation covering much of the property

Value-add opportunities

• Both Landscaping and exterior maintenance — Improves curb appeal and property value
• Both Roof and siding repairs — Critical to the structural integrity and safety of the property
• Both Foundation repair — Ensures the property is stable and safe for occupancy
• Both HVAC/mechanicals replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Weathered and peeling	Major	$15,000–50,000
roof · Siding condition suggests potential roof issues	Major	$15,000–50,000
foundation · Overgrown vegetation suggests possible structural damage	Major	$15,000–50,000
HVAC/mechanicals · No visible condition, but overgrown vegetation suggests possible damage	Major	$15,000–50,000
landscaping · Overgrown vegetation covering much of the property	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Landscaping and exterior maintenance — Improves curb appeal and property value ↑
• Both Roof and siding repairs — Critical to the structural integrity and safety of the property ↑
• Both Foundation repair — Ensures the property is stable and safe for occupancy ↑
• Both HVAC/mechanicals replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Cobre Consolidated Schools
• NCES district ID: 3500600
• Math proficiency: 13% —
• Reading proficiency: 33% —
• Median HH income: $32,044
• Composite: 21.77/100
• National rank: #13581
• State rank: #56 of 95 in NM

Livability — Santa Clara

• Score: 61/100
• State rank: #94
• US rank: #17762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, NM
• Population (ZIP): 1,636

Population outlook (Grant County) Hauer SSP2

• Today (2025): 26,478 people
• By 2030: 25,179 · -4.9%
• By 2040: 22,711 · -14.2%
• By 2050: 20,807 · -21.4%
• By 2075: 16,893 · -36.2%
• By 2100: 13,020 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 41% White 24%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Grant

• 2024 margin: Lean D (+5.1) · D 51.3% · R 46.3% · Other 2.4%
• 2008→2024 swing: -14.8pp toward R · 2008: 19.9pp · 2024: 5.1pp
• All cycles: 2024: D+5.1 2020: D+7.2 2016: D+7.7 2012: D+13.5 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 59.8202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+9.7% since first listed

3 events — show timeline

• 2026-01-28 Price Changed $39,500 SCRMLS
• 2025-10-17 Price Changed $45,000 SCRMLS
• 2025-10-17 Listed $36,000 SCRMLS