2462 Hwy 522 · Questa, NM 87556

$299,000

4 bd · 2.0 ba · 2,644 sqft · SingleFamily public records · 63 Days on market

Built 1956 0.38 ac lot $113/sqft · 35% below area Est $462k · 35% under ↓ 13% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

In the scenic village of Questa. This 4-bedroom, 2-bathroom home, perfectly captures the authentic charm of Northern New Mexico, offering both comfortable living and extensive creative potential. The property features a rustic interior with traditional thick plaster walls and a welcoming layout. The home includes a flexible loft space and a ideal room for a home office or artistic endeavors. Additionally, the property is exceptionally well-suited for trades or hobbies, featuring a 1-car garage and three separate workshop areas. Located just a short drive from the Rio Grande del Norte National Monument and Red RIver Ski Area or Taos ski Valley, the home offers breathtaking views of the Sangre de Cristo Mountains and easy access to outdoor recreation. The home has a ditch on the east side of the of the property. The ditch association is Cabresto Lake irrigation Ditch Association. This home is being sold as is.

Key facts

• Breathtaking views
• Flexible loft space
• Workshop areas

Tags

• FLEXIBLE LOFT SPACE
• HOME OFFICE
• WORKSHOP AREAS
• BREATHTAKING VIEWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/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 $260k (13.0% below list).
• Recommended offer: $260k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#129 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Questa Independent Schools (rural): math 7% / reading 23% proficiency, ranked #79 of 95 in NM (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 127 units permitted in Taos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k 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 $84k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000 (13.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $462,004
• List price: $299,000
• Delta: -35.28%
• 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: 11.1%
• Equity multiple: 1.64×
• Total profit: $53,294
• Equity at exit: $134,443

10-year hold

• IRR: 13.3%
• Equity multiple: 2.97×
• Total profit: $165,180
• Equity at exit: $207,193

Cash invested: $83,720 (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 87556

• Active inventory: 60
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $273

Break-even live

Break-even rent $2,254

Max offer price $299,000

Occupancy floor 84%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Bosque Rd Questa, NM	4.0	3.0	2240	$2,600	$1.16	43d	1	0.99mi

Listing history 18 events

1. 2026-06-18
   days on market $299,000 Active 63 DOM
2. 2026-06-17
   days on market $299,000 Active 62 DOM
3. 2026-06-16
   days on market $299,000 Active 61 DOM
4. 2026-06-15
   days on market $299,000 Active 60 DOM
5. 2026-06-13
   days on market $299,000 Active 58 DOM
6. 2026-06-12
   pricedays on market $299,000 Active 57 DOM
7. 2026-06-09
   days on market $305,000 Active 54 DOM
8. 2026-06-08
   days on market $305,000 Active 53 DOM
9. 2026-06-07
   days on market $305,000 Active 52 DOM
10. 2026-06-05
    days on market $305,000 Active 50 DOM
11. 2026-06-04
    days on market $305,000 Active 48 DOM
12. 2026-06-02
    days on market $305,000 Active 47 DOM
13. 2026-06-01
    days on market $305,000 Active 46 DOM
14. 2026-05-31
    days on market $305,000 Active 45 DOM
15. 2026-03-11
    listed $305,000 Active 921-char remark

    Show marketing remark (921 chars)

    In the scenic village of Questa. This 4-bedroom, 2-bathroom home, perfectly captures the authentic charm of Northern New Mexico, offering both comfortable living and extensive creative potential. The property features a rustic interior with traditional thick plaster walls and a welcoming layout. The home includes a flexible loft space and a ideal room for a home office or artistic endeavors. Additionally, the property is exceptionally well-suited for trades or hobbies, featuring a 1-car garage and three separate workshop areas. Located just a short drive from the Rio Grande del Norte National Monument and Red RIver Ski Area or Taos ski Valley, the home offers breathtaking views of the Sangre de Cristo Mountains and easy access to outdoor recreation. The home has a ditch on the east side of the of the property. The ditch association is Cabresto Lake irrigation Ditch Association. This home is being sold as is.

16. 2025-01-23
    status Active
17. 2024-11-26
    price $319,000
18. 2024-08-03
    listed $349,000 Active

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$1,335/yr (+$111/mo · 126.4%)

ⓘ 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 1/10 Low 11 d/yr ≥82°F today · 29 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: $31,200
• − Mortgage interest: −$16,749
• − Property taxes: −$1,057
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$8,698
• Taxable loss: −$1,790
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $3,710/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.

Schools (NCES district)

• District: Questa Independent Schools
• NCES district ID: 3502160
• Math proficiency: 7% —
• Reading proficiency: 23% —
• Median HH income: $31,361
• Composite: 15.41/100
• National rank: #14344
• State rank: #79 of 95 in NM

Livability — Questa

• Score: 59/100
• State rank: #129
• US rank: #20235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Questa, NM
• Population (ZIP): 2,433

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: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% White 26% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 7% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 55% English-only · Spanish 45%

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

-12.6% since first listed

4 events — show timeline

• 2026-03-11 Listed $305,000 TCAR
• 2025-01-23 Relisted — TCAR
• 2024-11-26 Price Changed $319,000 TCAR
• 2024-08-03 Listed $349,000 TCAR

Property tax history

+0.4%/yr

Latest (2025): $1,057 · -3.9% YoY. Source: county tax records.