83 Deer Cir · Quemado, NM 87829

$82,000

1 bd · 1.0 ba · 500 sqft · Other · 130 Days on market

Built 2011

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0

Listing remarks MLS

This is a 10 acre proererty located in Red Hill New Mexico Part of the Cimmaron Ranch Ladd Owners Association. Proerty is being sold as is with 337 Foot Monaco motorhome which runs and is clean. Property has septic field and electricity. Please call for more information 9705995338 Make an offer! Dirt bike not for sale

Key facts

• 10 acre property
• Electricity
• Septic field

Tags

• 10 ACRE PROPERTY
• SEPTIC FIELD
• ELECTRICITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $48 ($572/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 $78k (5.2% below list).
• Recommended offer: $72k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 45/100 on livability (#336 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, schools D+, amenities F.
• Quemado Independent Schools (rural): math 25% / reading 75% proficiency, ranked #10 of 29 in NM (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 96 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($567 loan paydown + $3k appreciation (3.5% local appreciation)).
• Catron County population projected at -52% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 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 $72,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.65×
• Total profit: $14,920
• Equity at exit: $38,989

10-year hold

• IRR: 13.0%
• Equity multiple: 3.02×
• Total profit: $46,462
• Equity at exit: $61,788

Cash invested: $22,960 (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 87829

• Home prices YoY: 3.6%
• Active inventory: 96
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$430
• Tax est. 1.5%: −$102 /mo · $1,230/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $48

Break-even live

Break-even rent $717

Max offer price $82,000

Occupancy floor 89%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $82,000 Active 130 DOM
2. 2026-06-17
   days on market $82,000 Active 129 DOM
3. 2026-06-16
   days on market $82,000 Active 128 DOM
4. 2026-06-15
   days on market $82,000 Active 127 DOM
5. 2026-06-13
   days on market $82,000 Active 125 DOM
6. 2026-06-12
   days on market $82,000 Active 124 DOM
7. 2026-06-09
   days on market $82,000 Active 121 DOM
8. 2026-06-08
   days on market $82,000 Active 120 DOM
9. 2026-06-07
   days on market $82,000 Active 119 DOM
10. 2026-06-07
    days on market $82,000 Active 118 DOM
11. 2026-06-04
    days on market $82,000 Active 115 DOM
12. 2026-06-02
    days on market $82,000 Active 114 DOM
13. 2026-06-01
    days on market $82,000 Active 113 DOM
14. 2026-05-31
    days on market $82,000 Active 112 DOM
15. 2026-02-06
    listed $82,000 Active 320-char remark

    Show marketing remark (320 chars)

    This is a 10 acre proererty located in Red Hill New Mexico Part of the Cimmaron Ranch Ladd Owners Association. Proerty is being sold as is with 337 Foot Monaco motorhome which runs and is clean. Property has septic field and electricity. Please call for more information 9705995338 Make an offer! Dirt bike not for sale

16. 2026-02-04
    listed $82,000 Active 320-char remark

    Show marketing remark (320 chars)

    This is a 10 acre property located in Red Hill New Mexico Part of the Cimmaron Ranch Land Owners Association. Property is being sold as is with 337 Foot Monaco motorhome which runs and is clean. Property has septic field and electricity. Please call for more information 9705995338 Make an offer! Dirt bike not for sale

ⓘ 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: $9,333
• − Mortgage interest: −$4,593
• − Property taxes: −$1,230
• − Insurance: −$410
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$2,385
• Taxable loss: −$779
• Est. tax savings @ 24.0%: +$187
• After-tax cash flow: $760/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: Quemado Independent Schools
• NCES district ID: 3502130
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 75% ▲ 50.00%
• Median HH income: $38,381
• Composite: 41.46/100
• National rank: #3464
• State rank: #10 of 29 in NM

Livability — Quemado

• Score: 45/100
• State rank: #336
• US rank: #26538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 840

Population outlook (Catron County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,487 · -12.6%
• By 2040: 1,821 · -36.0%
• By 2050: 1,366 · -52.0%
• By 2075: 909 · -68.1%
• By 2100: 617 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 17% Lithuanian 15% Scottish 2%
• Foreign-born: 8%
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 5%

Political lean MEDSL · Catron

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.3% · Other 1.4%
• 2008→2024 swing: -15.4pp toward R · 2008: -34.8pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.4 2016: R+50.7 2012: R+43.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.46%
• Current HPI: 98.3591
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-02-06 Listed $82,000 Fizber.com
• 2026-02-04 Listed $82,000 Fizber.com

Property tax history

+0.3%/yr

Latest (2025): $128 · +4.7% YoY. Source: county tax records.