124 Turquoise Trl · Valle Vista, NM 87508

$465,000

4 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 68 Days on market

Built 2000 5.02 ac lot $224/sqft · 46% below area Est $819k · 43% under ↓ 29% 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +4.5/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home on 5 Beautiful Acres Off Hwy 14. Whether you’re seeking multigenerational living, rental income, or a place to host guests in style, this property delivers it all. This has been carefully crafted to offer open, sun-filled living spaces and inviting interiors: The open floor plan maximizes natural light and flow, creating a bright and welcoming atmosphere. The kitchens provide ample space for cooking and entertaining, and mini-split heating and cooling systems in every unit ensure personalized comfort year-round. Carport for convenient, covered parking. Expansive 5-acre lot offering peace, privacy, and plenty of room to explore. With its thoughtful design and unbeatable setting, this property is a rare find—offering both rural tranquility and modern convenience, with Hwy 14 providing easy access to nearby amenities. Don’t miss out on this unique investment and lifestyle opportunity—schedule your showing today!

Key facts

• Open floor plan
• Easy access
• Rural tranquility

Tags

• 5 ACRES
• OPEN FLOOR PLAN
• MINI-SPLIT HEATING AND COOLING
• CARPORT
• RURAL TRANQUILITY
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $408k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (34.3% below list).
• Recommended offer: $306k (34.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Santa Fe Public Schools (urban): math 34% / reading 70% proficiency, ranked #6 of 29 in NM (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 195 active listings in the ZIP; solid renter incomes; 244 units permitted in Santa Fe County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($102k/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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($437k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $305,550 (34.3% 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 68 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.66% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

• ARV (median comp): $819,000
• List price: $465,000
• Delta: -43.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-96,115
• Equity at exit: $69,333

10-year hold

• IRR: -15.1%
• Equity multiple: 0.15×
• Total profit: $-111,119
• Equity at exit: $40,205

Cash invested: $130,200 (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 87508

• Home prices YoY: -30.2%
• Active inventory: 195
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $3,056 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$104 /mo · $1,245/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-322

Break-even live

Break-even rent $3,463

Max offer price $408,093

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-191	+0% $-322	+5% $-454	+10% $-585
Rent	-10% $-564	-5% $-443	+0% $-322	+5% $-201	+10% $-81
Rate	-1.0pp $-88	-0.5pp $-204	base $-322	+0.5pp $-443	+1.0pp $-565

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $465,000 Active 68 DOM
2. 2026-06-19
   pricedays on market $465,000 Active 66 DOM
3. 2026-06-18
   days on market $485,000 Active 65 DOM
4. 2026-06-17
   days on market $485,000 Active 64 DOM
5. 2026-06-16
   days on market $485,000 Active 63 DOM
6. 2026-06-15
   days on market $485,000 Active 62 DOM
7. 2026-06-14
   days on market $485,000 Active 60 DOM
8. 2026-06-13
   days on market $485,000 Active 59 DOM
9. 2026-06-10
   days on market $485,000 Active 57 DOM
10. 2026-06-09
    days on market $485,000 Active 56 DOM
11. 2026-06-08
    days on market $485,000 Active 55 DOM
12. 2026-06-07
    days on market $485,000 Active 54 DOM
13. 2026-06-03
    days on market $485,000 Active 50 DOM
14. 2026-06-02
    days on market $485,000 Active 49 DOM
15. 2026-06-01
    days on market $485,000 Active 48 DOM
16. 2026-05-31
    days on market $485,000 Active 47 DOM
17. 2026-05-30
    days on market $485,000 Active 46 DOM
18. 2026-04-14
    listed $485,000 Active 960-char remark

    Show marketing remark (1404 chars)

    Charming Triplex on 5 Beautiful Acres Off Hwy 14. Discover the perfect blend of comfort, flexibility, and opportunity with this thoughtfully designed triplex nestled on 5 picturesque acres just off Hwy 14 in Santa Fe. Whether you’re seeking multigenerational living, rental income, or a place to host guests in style, this property delivers it all. Each of the three apartments has been carefully crafted to offer open, sun-filled living spaces and inviting interiors: Apartment 1: Spacious 2-bedroom, 1-bathroom layout—ideal for families or anyone needing a bit more room. Apartments 2 & 3: Both feature 1 bedroom and 1 bathroom, perfect for tenants, guests, or extended family. Each apartment enjoys an open floor plan that maximizes natural light and flow, creating a bright and welcoming atmosphere. The kitchens provide ample space for cooking and entertaining, and mini-split heating and cooling systems in every unit ensure personalized comfort year-round. Carport for convenient, covered parking. Expansive 5-acre lot offering peace, privacy, and plenty of room to explore. With its thoughtful design and unbeatable setting, this property is a rare find—offering both rural tranquility and modern convenience, with Hwy 14 providing easy access to nearby amenities. Don’t miss out on this unique investment and lifestyle opportunity—schedule your showing today!

19. 2026-04-14
    listed $485,000 Active 1404-char remark

    Show marketing remark (1404 chars)

    Charming Triplex on 5 Beautiful Acres Off Hwy 14. Discover the perfect blend of comfort, flexibility, and opportunity with this thoughtfully designed triplex nestled on 5 picturesque acres just off Hwy 14 in Santa Fe. Whether you’re seeking multigenerational living, rental income, or a place to host guests in style, this property delivers it all. Each of the three apartments has been carefully crafted to offer open, sun-filled living spaces and inviting interiors: Apartment 1: Spacious 2-bedroom, 1-bathroom layout—ideal for families or anyone needing a bit more room. Apartments 2 & 3: Both feature 1 bedroom and 1 bathroom, perfect for tenants, guests, or extended family. Each apartment enjoys an open floor plan that maximizes natural light and flow, creating a bright and welcoming atmosphere. The kitchens provide ample space for cooking and entertaining, and mini-split heating and cooling systems in every unit ensure personalized comfort year-round. Carport for convenient, covered parking. Expansive 5-acre lot offering peace, privacy, and plenty of room to explore. With its thoughtful design and unbeatable setting, this property is a rare find—offering both rural tranquility and modern convenience, with Hwy 14 providing easy access to nearby amenities. Don’t miss out on this unique investment and lifestyle opportunity—schedule your showing today!

20. 2025-08-08
    price $635,000
21. 2025-02-17
    listed $685,000 Active
22. 2006-06-09
    soldstatus

ⓘ 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: $1,245 · $104/mo
• Projected year-2 tax: $3,720 · $310/mo
• Expected delta: +$2,475/yr (+$206/mo · 198.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 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: $36,666
• − Mortgage interest: −$26,047
• − Property taxes: −$1,245
• − Insurance: −$2,325
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$13,527
• Taxable loss: −$12,345
• Est. tax savings @ 24.0%: +$2,963
• After-tax cash flow: $-903/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: Santa Fe Public Schools
• NCES district ID: 3502370
• Math proficiency: 34% ▲ 16.00%
• Reading proficiency: 70% ▲ 40.00%
• Median HH income: $55,031
• Composite: 44.78/100
• National rank: #2744
• State rank: #6 of 29 in NM

Livability — Valle Vista

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Santa Fe County · 118,003 people
• Metro: Santa Fe, NM
• Population (ZIP): 18,518
• Household income: $101,565
• Rent vs Own: 7.4% rent · 92.6% own
• Severe rent burden: 113.0

Population outlook (Santa Fe County) Hauer SSP2

• Today (2025): 156,674 people
• By 2030: 159,422 · +1.8%
• By 2040: 160,891 · +2.7%
• By 2050: 159,966 · +2.1%
• By 2075: 161,318 · +3.0%
• By 2100: 157,302 · +0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (56%)
• Race & ethnicity: White 56% Hispanic / Latino 39% Two or more races 18% Asian 1% Native American 1%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 80% English-only · Spanish 15% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Santa Fe

• 2024 margin: Solid D (+48.9) · D 73.3% · R 24.4% · Other 2.2%
• 2008→2024 swing: -6.1pp toward R · 2008: 55.0pp · 2024: 48.9pp
• All cycles: 2024: D+48.9 2020: D+53.8 2016: D+51.0 2012: D+51.0 2008: D+55.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -109.86%
• Current HPI: 253.3773
• Rent YoY: —
• Metro: Santa Fe, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-29.2% since first listed

5 events — show timeline

• 2026-04-14 Listed $485,000 Santa Fe MLS
• 2026-04-14 Listed $485,000 Santa Fe MLS
• 2025-08-08 Price Changed $635,000 Santa Fe MLS
• 2025-02-17 Listed $685,000 Santa Fe MLS
• 2006-06-09 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,245 · +2.1% YoY. Source: county tax records.