100 N Pine St · Magdalena, NM 87825

$99,000

1 bd · 1.0 ba · 1,215 sqft · SingleFamily · 389 Days on market

Built 1950 Fair condition 0.32 ac lot $81/sqft · 43% below area Est $173k · 43% under ↓ 10% since listing

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Why this score? — see what drove the C+ 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• 1% rule +4.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Home in the heart of Magdalena with so much potential. Newer metal roof and electric water heater. Back yard access with 720sq. ft shop and storage. This home will be a wonderful space with a little TLC. Seller will make no repairs.

Key facts

• Metal roof
• 720sq ft shop
• Storage

Tags

• METAL ROOF
• ELECTRIC WATER HEATER
• BACK YARD ACCESS
• 720SQ FT SHOP
• STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $98k (1.3% below list).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#186 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D, crime F, amenities F.
• Market conditions: 46 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Socorro County population projected at -22% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 389 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 1950 — 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 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?
7. 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?
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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $172,620
• List price: $99,000
• Delta: -42.65%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 S Chestnut	0.15mi	2/1.0 (+1)	1,263 (+4%)	13mo	$375,000	$297	71
1008 1st St	0.51mi	1/1.5	1,280 (+5%)	5mo	$175,000	$137	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.63×
• Total profit: $17,510
• Equity at exit: $44,515

10-year hold

• IRR: 13.3%
• Equity multiple: 2.97×
• Total profit: $54,566
• Equity at exit: $68,602

Cash invested: $27,720 (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 87825

• Active inventory: 46
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $87

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 86%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $99,000 Active 389 DOM
2. 2026-06-17
   days on market $99,000 Active 388 DOM
3. 2026-06-16
   days on market $99,000 Active 387 DOM
4. 2026-06-15
   days on market $99,000 Active 386 DOM
5. 2026-06-13
   days on market $99,000 Active 384 DOM
6. 2026-06-12
   days on market $99,000 Active 383 DOM
7. 2026-06-09
   days on market $99,000 Active 380 DOM
8. 2026-06-08
   days on market $99,000 Active 379 DOM
9. 2026-06-07
   days on market $99,000 Active 378 DOM
10. 2026-06-05
    days on market $99,000 Active 376 DOM
11. 2026-05-31
    days on market $99,000 Active 374 DOM
12. 2025-06-06
    price $99,000 233-char remark

    Show marketing remark (233 chars)

    Home in the heart of Magdalena with so much potential. Newer metal roof and electric water heater. Back yard access with 720sq. ft shop and storage. This home will be a wonderful space with a little TLC. Seller will make no repairs.

13. 2025-05-06
    listed $110,000 Active 233-char remark

    Show marketing remark (233 chars)

    Home in the heart of Magdalena with so much potential. Newer metal roof and electric water heater. Back yard access with 720sq. ft shop and storage. This home will be a wonderful space with a little TLC. Seller will make no repairs.

ⓘ 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: $11,721
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,880
• Taxable loss: −$560
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,184/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the bathroom, interior walls, and flooring. A fresh paint job and new flooring would significantly enhance the home's appeal.

Repairs flagged

• Major bathroom fixtures — old and worn
• Major paint — peeling and outdated
• Major flooring — carpeted and outdated

Value-add opportunities

• Both paint job — refreshes the interior and exterior
• Both new flooring — improves aesthetics and functionality
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom fixtures · old and worn	Major	$15,000–50,000
paint · peeling and outdated	Major	$15,000–50,000
flooring · carpeted and outdated	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint job — refreshes the interior and exterior ↑
• Both new flooring — improves aesthetics and functionality ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ 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)

No district data.

Livability — Magdalena

• Score: 56/100
• State rank: #186
• US rank: #22803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Magdalena, NM
• Population (ZIP): 2,550

Population outlook (Socorro County) Hauer SSP2

• Today (2025): 16,091 people
• By 2030: 15,334 · -4.7%
• By 2040: 13,876 · -13.8%
• By 2050: 12,542 · -22.1%
• By 2075: 10,157 · -36.9%
• By 2100: 8,116 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.91)
• Race & ethnicity: Native American 57% Hispanic / Latino 25% White 18% Two or more races 10%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1%
• Languages at home: 29% English-only · Spanish 21% German/W. Germanic 2%

Political lean MEDSL · Socorro

• 2024 margin: Toss-up / Even · D 46.8% · R 50.5% · Other 2.7%
• 2008→2024 swing: -24.8pp toward R · 2008: 21.1pp · 2024: -3.7pp
• All cycles: 2024: R+3.7 2020: D+6.5 2016: D+10.1 2012: D+18.1 2008: D+21.1

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

• 2025-06-06 Price Changed $99,000 Southwest MLS
• 2025-05-06 Listed $110,000 Southwest MLS