1290 E Avenue F Ave · Fort Sumner, NM 88119

$165,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily · 38 Days on market

Built 2002 0.32 ac lot ↓ 8% 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 +9.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +3.3/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0

Listing remarks

A portion of this home is a 60'x14' mobile declared permanent in 2002 and the remainder is frame-built 48'x14' on slab and a 13'x6' sunporch on the back. As shown in the photos the front is fenced with chain link and back has metal fencing for more privacy. A recent addition is the electric plug for an RV inside the metal fenced back area. The front carport is for double and rear can house 2 and another in the shop with an electric door. The shop is fully insulated with electricity, cement flooring and walk-in safe room. There is an additional storage shed and storage room off the carport with shelves.

Key facts

• Sunporch
• Frame-built on slab
• Chain link fencing

Tags

• FRAME-BUILT ON SLAB
• SUNPORCH
• CHAIN LINK FENCING
• METAL FENCING
• ELECTRIC PLUG FOR RV
• CARPORT FOR DOUBLE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 4 total parking spaces; 4 covered spaces; Detached carport; 4-car garage
• Utilities: Public water; Natural gas available; Electricity connected; Natural gas connected; Sewer connected
• Home design: Manufactured house; Residential property
• Construction: Concrete and frame construction; Metal roof
• Exterior features: Chain link fencing; Other fencing

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Window unit(s); Forced air heating
• Interior features: Dishwasher; Free-standing range; Refrigerator; Water heater; Crawl space basement
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (33.4% below list).
• Recommended offer: $110k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#86 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Fort Sumner Municipal Schools (rural): math 25% / reading 50% proficiency, ranked #18 of 95 in NM (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fort Sumner Elementary (math 24% / reading 64%, grade F, #30 of 68 statewide, top 43%, 116 students, 100% FRL); Fort Sumner Middle (math 27% / reading 62%, grade D, #4 of 27 statewide, top 12%, 82 students, 100% FRL); Fort Sumner High (math 75% / reading 75%, grade A-, #10 of 110 statewide, top 15%, 75 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 38% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Fort Sumner Municipal Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 30 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• De Baca County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 38 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,970 (33.4% 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 38 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.15×
• Total profit: $7,010
• Equity at exit: $68,421

10-year hold

• IRR: 6.4%
• Equity multiple: 1.91×
• Total profit: $42,114
• Equity at exit: $101,160

Cash invested: $46,200 (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 88119

• Home prices YoY: 3.2%
• Active inventory: 30
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-116

Break-even live

Break-even rent $1,246

Max offer price $144,577

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $165,000 Active 38 DOM
2. 2026-06-18
   days on market $165,000 Active 37 DOM
3. 2026-06-17
   days on market $165,000 Active 36 DOM
4. 2026-06-16
   days on market $165,000 Active 35 DOM
5. 2026-06-15
   days on market $165,000 Active 34 DOM
6. 2026-06-14
   days on market $165,000 Active 32 DOM
7. 2026-06-12
   days on market $165,000 Active 31 DOM
8. 2026-06-09
   days on market $165,000 Active 28 DOM
9. 2026-06-08
   days on market $165,000 Active 27 DOM
10. 2026-06-07
    days on market $165,000 Active 26 DOM
11. 2026-06-05
    days on market $165,000 Active 23 DOM
12. 2026-06-03
    days on market $165,000 Active 22 DOM
13. 2026-06-02
    days on market $165,000 Active 21 DOM
14. 2026-06-01
    days on market $165,000 Active 20 DOM
15. 2026-05-31
    days on market $165,000 Active 19 DOM
16. 2026-05-30
    days on market $165,000 Active 18 DOM
17. 2026-05-11
    listed $180,000 Active 609-char remark

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$716/yr (+$60/mo · 118.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,196
• − Mortgage interest: −$9,243
• − Property taxes: −$604
• − Insurance: −$825
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,800
• Taxable loss: −$4,387
• Est. tax savings @ 24.0%: +$1,053
• After-tax cash flow: $-334/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: Fort Sumner Municipal Schools
• NCES district ID: 3501050
• Math proficiency: 25% —
• Reading proficiency: 50% —
• Median HH income: $33,537
• Composite: 33.33/100
• National rank: #10572
• State rank: #18 of 95 in NM

Livability — Fort Sumner

• Score: 62/100
• State rank: #86
• US rank: #16779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Sumner, NM
• Population (ZIP): 1,467

Population outlook (De Baca County) Hauer SSP2

• Today (2025): 1,568 people
• By 2030: 1,458 · -7.0%
• By 2040: 1,272 · -18.9%
• By 2050: 1,120 · -28.6%
• By 2075: 815 · -48.0%
• By 2100: 511 · -67.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (67%)
• Race & ethnicity: Hispanic / Latino 67% White 31% Two or more races 15%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 62% English-only · Spanish 37% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · De Baca

• 2024 margin: Solid R (+50.7) · D 23.6% · R 74.3% · Other 2.2%
• 2008→2024 swing: -20.3pp toward R · 2008: -30.4pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+47.2 2016: R+47.1 2012: R+33.2 2008: R+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 75.3427
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

2 events — show timeline

• 2026-05-26 Price Changed $165,000 NMMLS
• 2026-05-11 Listed $180,000 NMMLS

Property tax history

+2.8%/yr

Latest (2025): $604 · +2.1% YoY. Source: county tax records.