69 Sunset Blvd · Arroyo Hondo, NM 87517

$99,000

1 bd · 1.0 ba · 1,190 sqft · SingleFamily · 36 Days on market

Good condition 0.75 ac lot

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Enjoy beautiful mountain views, sunrises, sunsets and rainbows in this very clean, off-grid residence built around a travel trailer for kitchen and bathroom facilities. It is attached to a large sunny living room, and a private bedroom. The living room has new laminate flooring, and two upper level queen sized sleeping platforms accessed by a staircase. There is a private sleeping room with another elevated queen bed. The owners occupy the property half the year. It's located on 0.75 acres on the edge of the Tres Orejas neighborhood in Carson Estates. Water is supplied by rain catchment into a 1500 gallon cistern, which for the couple and occasional guests has been adequate and they have ne

Key facts

• Private bedroom
• Rain catchment
• 1500 gallon cistern

Tags

• PRIVATE BEDROOM
• NEW LAMINATE FLOORING
• QUEEN SIZED SLEEPING PLATFORMS
• PRIVATE SLEEPING ROOM
• RAIN CATCHMENT
• 1500 GALLON CISTERN

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: Gravel parking
• Utilities: Propane
• Home design: Single-family residence; One story
• Construction: Frame and stucco construction
• Exterior features: Metal roof; 0.75-acre lot; County zoning

Interior

• Kitchen: Gas range; Refrigerator; Water purifier
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Wall furnace; Ceiling fan cooling
• Interior features: Ceiling fans; Wood-burning stove
• Laundry & utility: Washer; Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#91 in NM) — a middle-class / working-renter tenant base. Strengths: employment A+; Watch: health & safety C-, amenities F, commute F.
• Mesa Vista Consolidated Schools (rural): math 0% / reading 25% proficiency, ranked #83 of 95 in NM (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 127 units permitted in Taos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Taos County population projected at -16% 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 ~5 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 36 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.33%
• DSCR: 1.28
• GRM: 7.8

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: 13.4%
• Equity multiple: 1.77×
• Total profit: $21,258
• Equity at exit: $44,515

10-year hold

• IRR: 15.3%
• Equity multiple: 3.26×
• Total profit: $62,658
• 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 87517

• Active inventory: 22
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $146

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 81%

Sensitivity live

Price	-10% $215	-5% $180	+0% $146	+5% $112	+10% $78
Rent	-10% $63	-5% $105	+0% $146	+5% $188	+10% $229
Rate	-1.0pp $196	-0.5pp $171	base $146	+0.5pp $121	+1.0pp $95

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 16 events

1. 2026-06-21
   days on market $99,000 Active 36 DOM
2. 2026-06-18
   days on market $99,000 Active 34 DOM
3. 2026-06-17
   days on market $99,000 Active 33 DOM
4. 2026-06-16
   days on market $99,000 Active 32 DOM
5. 2026-06-15
   days on market $99,000 Active 31 DOM
6. 2026-06-13
   days on market $99,000 Active 29 DOM
7. 2026-06-12
   days on market $99,000 Active 28 DOM
8. 2026-06-09
   days on market $99,000 Active 25 DOM
9. 2026-06-08
   days on market $99,000 Active 24 DOM
10. 2026-06-07
    days on market $99,000 Active 23 DOM
11. 2026-06-07
    days on market $99,000 Active 22 DOM
12. 2026-06-04
    days on market $99,000 Active 19 DOM
13. 2026-06-02
    days on market $99,000 Active 18 DOM
14. 2026-06-01
    days on market $99,000 Active 17 DOM
15. 2026-05-31
    days on market $99,000 Active 16 DOM
16. 2026-05-15
    listed $99,000 Active 1414-char remark

ⓘ 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: $12,614
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$2,880
• Taxable income: $190
• Est. tax owed @ 24.0%: −$46
• After-tax cash flow: $1,710/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

Good 75/100 Cosmetic rehab

This off-grid single-family home offers a unique living experience with mountain views and a cozy interior. It is in good condition with minimal repairs needed and potential for value increase through landscaping and furniture updates.

Value-add opportunities

• Both landscaping — enhances curb appeal and privacy
• Both furniture — improves living space and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and privacy ↑
• Both furniture — improves living space and aesthetics ↑

ⓘ 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: Mesa Vista Consolidated Schools
• NCES district ID: 3501980
• Math proficiency: 0% —
• Reading proficiency: 25% —
• Median HH income: $37,094
• Composite: 13.97/100
• National rank: #14456
• State rank: #83 of 95 in NM

Livability — Arroyo Hondo

• Score: 61/100
• State rank: #91
• US rank: #17333

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 150

Population outlook (Taos County) Hauer SSP2

• Today (2025): 32,771 people
• By 2030: 32,128 · -2.0%
• By 2040: 29,938 · -8.6%
• By 2050: 27,593 · -15.8%
• By 2075: 23,279 · -29.0%
• By 2100: 18,948 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (59%)
• Race & ethnicity: Hispanic / Latino 59% Native American 59% White 41%
• Hispanic origin (detail): Mexican 59%
• Languages at home: 0% English-only · Spanish 100%

Political lean MEDSL · Taos

• 2024 margin: Solid D (+47.5) · D 72.4% · R 24.9% · Other 2.8%
• 2008→2024 swing: -17.4pp toward R · 2008: 64.8pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+54.8 2016: D+52.0 2012: D+60.2 2008: D+64.8

Not yet ingested

• Civics: —

Market trends

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

Price history

1 event — show timeline

• 2026-05-15 Listed $99,000 TCAR