1030 Nm 119 · Llano del Medio, NM 87724

$135,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 526 Days on market

Built 1994 Fair condition 4.67 ac lot ↓ 10% 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 +12.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Livability +1.8/5.0

Listing remarks MLS

Single wide manufactured home in the charming community of Dilia, frequented in old west times by Billy the Kid and Pat Garrett. The home is cozy and tidy and is great for full-time occupation or as a second get-away home. Three bedrooms and two full baths, large living room, laundry room, kitchen, and an attached deck. New carpet in half the house, new hot water heater, newly wrapped plumbing pipes, new insulation underneath. It sits on two tracts of land totaling about 4.666 acres. The location is near US 84, which runs between I-25 and I-40, so easy access to the northern and southern parts of New Mexico.

Key facts

• Easy access
• Manufactured home
• Two tracts of land

Tags

• MANUFACTURED HOME
• TWO TRACTS OF LAND
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-21 ($-255/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (14.5% below list).
• Recommended offer: $115k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 35/100 on livability (#420 in NM) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Santa Rosa Consolidated Schools (town): math 25% / reading 25% proficiency, ranked #28 of 29 in NM (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 91% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Guadalupe County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 526 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,401 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 526 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.7

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: 6.9%
• Equity multiple: 1.39×
• Total profit: $14,924
• Equity at exit: $60,702

10-year hold

• IRR: 9.7%
• Equity multiple: 2.46×
• Total profit: $55,074
• Equity at exit: $93,549

Cash invested: $37,800 (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 87724

• Active inventory: 3
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-21

Break-even live

Break-even rent $1,181

Max offer price $131,920

Occupancy floor 97%

Sensitivity live

Price	-10% $72	-5% $25	+0% $-21	+5% $-68	+10% $-115
Rent	-10% $-112	-5% $-67	+0% $-21	+5% $24	+10% $70
Rate	-1.0pp $47	-0.5pp $13	base $-21	+0.5pp $-56	+1.0pp $-92

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $135,000 Active 526 DOM
2. 2026-06-18
   days on market $135,000 Active 524 DOM
3. 2026-06-17
   days on market $135,000 Active 523 DOM
4. 2026-06-16
   days on market $135,000 Active 522 DOM
5. 2026-06-15
   days on market $135,000 Active 521 DOM
6. 2026-06-13
   days on market $135,000 Active 519 DOM
7. 2026-06-12
   days on market $135,000 Active 518 DOM
8. 2026-06-09
   days on market $135,000 Active 515 DOM
9. 2026-06-08
   days on market $135,000 Active 514 DOM
10. 2026-06-07
    days on market $135,000 Active 513 DOM
11. 2026-06-05
    days on market $135,000 Active 511 DOM
12. 2026-06-04
    days on market $135,000 Active 509 DOM
13. 2026-06-02
    days on market $135,000 Active 508 DOM
14. 2026-06-01
    days on market $135,000 Active 507 DOM
15. 2026-05-31
    days on market $135,000 Active 506 DOM
16. 2025-10-27
    price $135,000 615-char remark

    Show marketing remark (615 chars)

    Single wide manufactured home in the charming community of Dilia, frequented in old west times by Billy the Kid and Pat Garrett. The home is cozy and tidy and is great for full-time occupation or as a second get-away home. Three bedrooms and two full baths, large living room, laundry room, kitchen, and an attached deck. New carpet in half the house, new hot water heater, newly wrapped plumbing pipes, new insulation underneath. It sits on two tracts of land totaling about 4.666 acres. The location is near US 84, which runs between I-25 and I-40, so easy access to the northern and southern parts of New Mexico.

17. 2025-01-10
    listed $150,000 Active 615-char remark

    Show marketing remark (615 chars)

    Single wide manufactured home in the charming community of Dilia, frequented in old west times by Billy the Kid and Pat Garrett. The home is cozy and tidy and is great for full-time occupation or as a second get-away home. Three bedrooms and two full baths, large living room, laundry room, kitchen, and an attached deck. New carpet in half the house, new hot water heater, newly wrapped plumbing pipes, new insulation underneath. It sits on two tracts of land totaling about 4.666 acres. The location is near US 84, which runs between I-25 and I-40, so easy access to the northern and southern parts of New Mexico.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,848
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,927
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $358/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 · 12 photos

Fair 45/100 Moderate rehab

This single-wide manufactured home requires moderate repairs and updates to its kitchen, bathrooms, and interior. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and possibly leaking
• Moderate exterior siding — moderate wear and tear
• Moderate interior walls — wallpaper in need of replacement
• Moderate windows — old and possibly inefficient

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters
• Both replace outdated fixtures and appliances — modernizing the bathrooms will appeal to both buyers and renters
• Both repair and paint interior walls — updating the interior will make the home more appealing
• Both repair and replace windows — new windows will improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and possibly leaking	Moderate	$3,000–15,000
exterior siding · moderate wear and tear	Moderate	$3,000–15,000
interior walls · wallpaper in need of replacement	Moderate	$3,000–15,000
windows · old and possibly inefficient	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen will appeal to both buyers and renters ↑
• Both replace outdated fixtures and appliances — modernizing the bathrooms will appeal to both buyers and renters ↑
• Both repair and paint interior walls — updating the interior will make the home more appealing ↑
• Both repair and replace windows — new windows will improve energy efficiency and curb appeal ↑

ⓘ 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: Santa Rosa Consolidated Schools
• NCES district ID: 3502400
• Math proficiency: 25% ▲ 8.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $28,518
• Composite: 20.01/100
• National rank: #8665
• State rank: #28 of 29 in NM

Livability — Llano del Medio

• Score: 35/100
• State rank: #420
• US rank: #27721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 3,865 people
• By 2030: 3,626 · -6.2%
• By 2040: 3,186 · -17.6%
• By 2050: 2,750 · -28.8%
• By 2075: 2,001 · -48.2%
• By 2100: 1,367 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Italian 100%

Political lean MEDSL · Guadalupe

• 2024 margin: Toss-up / Even · D 49.5% · R 48.8% · Other 1.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 42.7pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+14.5 2016: D+20.5 2012: D+44.0 2008: D+42.7

Not yet ingested

• Civics: —

Market trends

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

Price history

-10.0% since first listed

2 events — show timeline

• 2025-10-27 Price Changed $135,000 Santa Fe MLS
• 2025-01-10 Listed $150,000 Santa Fe MLS