744 S Wisconsin St · Columbus, NM 88029

$15,000

2 bd · None ba · 800 sqft · Manufactured · 384 Days on market

Built 1970 0.32 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Key facts

• 0.32 acre lot
• Built 1970
• Listed 383 days

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $15k).
• Recommended offer: $13k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#118 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, schools F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $554 of equity ($104 loan paydown + $450 appreciation (3.0% local appreciation)).
• Luna County population projected at -15% 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 384 days — a 12% lower offer ($13k) 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $13,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 384 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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?
7. 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.
8. 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.
9. 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: 5.52% ✓
• Cap rate: 50.28%
• Cash-on-cash: 157.11%
• DSCR: 7.99
• GRM: 1.5

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: —
• Equity multiple: 9.77×
• Total profit: $36,842
• Equity at exit: $6,745

10-year hold

• IRR: —
• Equity multiple: 20.55×
• Total profit: $82,090
• Equity at exit: $10,394

Cash invested: $4,200 (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 88029

• Active inventory: 31
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$79
• Tax est. 1.5%: −$19 /mo · $225/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $550

Break-even live

Break-even rent $131

Max offer price $15,000

Occupancy floor 29%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $15,000 Active 384 DOM
2. 2026-06-18
   days on market $15,000 Active 383 DOM
3. 2026-06-17
   days on market $15,000 Active 382 DOM
4. 2026-06-16
   days on market $15,000 Active 381 DOM
5. 2026-06-15
   days on market $15,000 Active 380 DOM
6. 2026-06-14
   days on market $15,000 Active 378 DOM
7. 2026-06-13
   days on market $15,000 Active 377 DOM
8. 2026-06-10
   days on market $15,000 Active 375 DOM
9. 2026-06-09
   days on market $15,000 Active 374 DOM
10. 2026-06-08
    days on market $15,000 Active 373 DOM
11. 2026-06-07
    days on market $15,000 Active 372 DOM
12. 2026-06-05
    days on market $15,000 Active 369 DOM
13. 2026-06-03
    days on market $15,000 Active 368 DOM
14. 2026-06-02
    days on market $15,000 Active 367 DOM
15. 2026-06-01
    days on market $15,000 Active 366 DOM
16. 2026-05-31
    days on market $15,000 Active 365 DOM
17. 2026-05-30
    days on market $15,000 Active 364 DOM
18. 2026-03-25
    status Active
19. 2026-02-15
    historical
20. 2025-04-23
    listed $15,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 6 d/yr ≥101°F today · 21 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: $9,927
• − Mortgage interest: −$840
• − Property taxes: −$225
• − Insurance: −$75
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$436
• Taxable income: $6,762
• Est. tax owed @ 24.0%: −$1,623
• After-tax cash flow: $4,976/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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Columbus

• Score: 60/100
• State rank: #118
• US rank: #19582

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: Columbus, NM
• Population (ZIP): 1,150

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (87%)
• Race & ethnicity: Hispanic / Latino 87% Two or more races 53% White 13%
• Hispanic origin (detail): Mexican 76%
• Common ancestry: Scandinavian 2% Lithuanian 1%
• Foreign-born: 37% · Canada
• Languages at home: 14% English-only · Spanish 86%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

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

Price history

3 events — show timeline

• 2026-03-25 Relisted — NMMLS
• 2026-02-15 Delisted — NMMLS
• 2025-04-23 Listed $15,000 NMMLS