104 Guthrie Ln Unit A & B · Taos, NM 87571

$499,000

4 bd · 4.0 ba · 2,800 sqft · SingleFamily · 116 Days on market

Built 1978 Fair condition 0.48 ac lot ↓ 17% 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).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming DUPLEX at 104 Guthrie Lane #A & B, Taos, NM 87571 offers an exceptional opportunity for comfortable living with strong income-producing potential in a prime location just minutes from the center of Taos. The main house (#B) features a spacious eat-in kitchen with a separate pantry, lovely tile countertops, and serene garden views. The primary bedroom features cork flooring and an ensuite bathroom with beautiful tile accents. A second bedroom provides easy backyard access via a sliding glass door, a generous closet, and shares a full hall bath. The expansive living room showcases gorgeous wood floors and a cozy kiva fireplace, opening directly onto a large back deck perfect for relaxing or entertaining. An additional flexible living/multi-purpose room includes the washer/dryer and abundant space for a home office or studio. The attached guest house (#A) has proven itself as a reliable rental unit for years, delivering steady income. It features beautiful natural light, tile flooring, a fireplace, 2 bedrooms, a delightful 4-season sunroom, a fenced private courtyard, and its own storage shed—ideal for guests, long-term tenants, or vacation rentals. Outside, enjoy a large, fully fenced backyard—a gardener's dream with ample space for planting, outdoor activities, or pets. A large detached oversized 2-car garage provides plenty of room for vehicles, workshops, projects, or extra storage. Sited on a generous corner lot (approximately half a acre) in a peaceful cul-de-sac, this property offers tranquility while being conveniently close to Taos' shops, restaurants, galleries, and cultural attractions. Whether you're seeking a primary residence with guest/income suite, a multi-generational setup, or an investment property with built-in rental history, this property has it covered. Don't miss this rare combination of space, charm, and location!

Key facts

• Flexible bonus space
• Kiva fireplace
• Guest house

Tags

• EAT-IN KITCHEN
• KIVA FIREPLACE
• FLEXIBLE BONUS SPACE
• GUEST HOUSE
• PRIVATE COURTYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $499k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $450k (9.8% below list).
• Recommended offer: $450k (9.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#49 in NM) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B; Watch: housing D+, amenities D, crime F.
• Taos Municipal Schools (town): math 19% / reading 33% proficiency, ranked #43 of 95 in NM (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Taos Middle (326 students, 100% FRL) — zoned schools average 100% FRL vs 77% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 231 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

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Taos County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($454k) is reasonable based on typical stale-listing flexibility.
• 6 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000 (9.8% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.91%
• DSCR: 1.04
• GRM: 9.2

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-74,007
• Equity at exit: $74,403

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-55,432
• Equity at exit: $43,144

Cash invested: $139,720 (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 87571

• Active inventory: 231
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,617
• Tax est. 1.5%: −$624 /mo · $7,485/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $107

Break-even live

Break-even rent $4,365

Max offer price $499,000

Occupancy floor 93%

Sensitivity live

Price	-10% $451	-5% $279	+0% $107	+5% $-66	+10% $-238
Rent	-10% $-249	-5% $-71	+0% $107	+5% $284	+10% $462
Rate	-1.0pp $358	-0.5pp $233	base $107	+0.5pp $-23	+1.0pp $-154

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 La Lomita Rd Unit NA Taos, NM	4.0	3.0	3200	$4,500	$1.41	45d	1	0.12mi

Listing history 25 events

1. 2026-06-21
   days on market $499,000 Active 116 DOM
2. 2026-06-21
   days on market $499,000 Active 115 DOM
3. 2026-06-18
   days on market $499,000 Active 113 DOM
4. 2026-06-17
   days on market $499,000 Active 112 DOM
5. 2026-06-16
   days on market $499,000 Active 111 DOM
6. 2026-06-15
   days on market $499,000 Active 110 DOM
7. 2026-06-13
   days on market $499,000 Active 108 DOM
8. 2026-06-12
   days on market $499,000 Active 107 DOM
9. 2026-06-09
   days on market $499,000 Active 104 DOM
10. 2026-06-08
    days on market $499,000 Active 103 DOM
11. 2026-06-07
    days on market $499,000 Active 102 DOM
12. 2026-06-07
    days on market $499,000 Active 101 DOM
13. 2026-06-04
    days on market $499,000 Active 98 DOM
14. 2026-06-02
    days on market $499,000 Active 97 DOM
15. 2026-06-01
    days on market $499,000 Active 96 DOM
16. 2026-05-31
    days on market $499,000 Active 95 DOM
17. 2026-02-14
    listed $499,000 Active 1899-char remark

    Show marketing remark (1899 chars)

    This charming DUPLEX at 104 Guthrie Lane #A & B, Taos, NM 87571 offers an exceptional opportunity for comfortable living with strong income-producing potential in a prime location just minutes from the center of Taos. The main house (#B) features a spacious eat-in kitchen with a separate pantry, lovely tile countertops, and serene garden views. The primary bedroom features cork flooring and an ensuite bathroom with beautiful tile accents. A second bedroom provides easy backyard access via a sliding glass door, a generous closet, and shares a full hall bath. The expansive living room showcases gorgeous wood floors and a cozy kiva fireplace, opening directly onto a large back deck perfect for relaxing or entertaining. An additional flexible living/multi-purpose room includes the washer/dryer and abundant space for a home office or studio. The attached guest house (#A) has proven itself as a reliable rental unit for years, delivering steady income. It features beautiful natural light, tile flooring, a fireplace, 2 bedrooms, a delightful 4-season sunroom, a fenced private courtyard, and its own storage shed—ideal for guests, long-term tenants, or vacation rentals. Outside, enjoy a large, fully fenced backyard—a gardener's dream with ample space for planting, outdoor activities, or pets. A large detached oversized 2-car garage provides plenty of room for vehicles, workshops, projects, or extra storage. Sited on a generous corner lot (approximately half a acre) in a peaceful cul-de-sac, this property offers tranquility while being conveniently close to Taos' shops, restaurants, galleries, and cultural attractions. Whether you're seeking a primary residence with guest/income suite, a multi-generational setup, or an investment property with built-in rental history, this property has it covered. Don't miss this rare combination of space, charm, and location!

18. 2026-02-14
    listed $499,000 Active 1899-char remark

    Show marketing remark (1899 chars)

    This charming DUPLEX at 104 Guthrie Lane #A & B, Taos, NM 87571 offers an exceptional opportunity for comfortable living with strong income-producing potential in a prime location just minutes from the center of Taos. The main house (#B) features a spacious eat-in kitchen with a separate pantry, lovely tile countertops, and serene garden views. The primary bedroom features cork flooring and an ensuite bathroom with beautiful tile accents. A second bedroom provides easy backyard access via a sliding glass door, a generous closet, and shares a full hall bath. The expansive living room showcases gorgeous wood floors and a cozy kiva fireplace, opening directly onto a large back deck perfect for relaxing or entertaining. An additional flexible living/multi-purpose room includes the washer/dryer and abundant space for a home office or studio. The attached guest house (#A) has proven itself as a reliable rental unit for years, delivering steady income. It features beautiful natural light, tile flooring, a fireplace, 2 bedrooms, a delightful 4-season sunroom, a fenced private courtyard, and its own storage shed—ideal for guests, long-term tenants, or vacation rentals. Outside, enjoy a large, fully fenced backyard—a gardener's dream with ample space for planting, outdoor activities, or pets. A large detached oversized 2-car garage provides plenty of room for vehicles, workshops, projects, or extra storage. Sited on a generous corner lot (approximately half a acre) in a peaceful cul-de-sac, this property offers tranquility while being conveniently close to Taos' shops, restaurants, galleries, and cultural attractions. Whether you're seeking a primary residence with guest/income suite, a multi-generational setup, or an investment property with built-in rental history, this property has it covered. Don't miss this rare combination of space, charm, and location!

19. 2026-02-05
    listed $499,000 Active
20. 2025-11-07
    status Active
21. 2025-09-30
    historical Active Under Contract
22. 2025-09-17
    price $574,000
23. 2025-07-29
    status Active
24. 2025-07-10
    historical Active Under Contract
25. 2025-07-01
    listed $599,000 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥87°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: $54,000
• − Mortgage interest: −$27,952
• − Property taxes: −$7,485
• − Insurance: −$2,495
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$14,516
• Taxable loss: −$7,088
• Est. tax savings @ 24.0%: +$1,701
• After-tax cash flow: $2,979/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 · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs and maintenance to improve its condition and value. A fresh coat of paint and some exterior repairs would significantly enhance its curb appeal and value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden siding — slight wear
• Minor wooden cabinets — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace wooden deck — improves safety and appearance
• Both repair wooden siding — extends home's lifespan and improves appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden siding · slight wear	Minor	$500–3,000
wooden cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace wooden deck — improves safety and appearance ↑
• Both repair wooden siding — extends home's lifespan and improves appearance ↑

ⓘ 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: Taos Municipal Schools
• NCES district ID: 3502520
• Math proficiency: 19% —
• Reading proficiency: 33% —
• Median HH income: $37,074
• Composite: 24.62/100
• National rank: #13051
• State rank: #43 of 95 in NM

Livability — Taos

• Score: 65/100
• State rank: #49
• US rank: #12910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taos, NM
• Population (ZIP): 12,544

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 17% Native American 10% Asian 2%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Serbian 4% Lithuanian 3% Iranian 3%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 72% English-only · Spanish 18% French/Haitian/Cajun 1% Vietnamese 1%

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: ▼ -114.51%
• Current HPI: 156.0874
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

9 events — show timeline

• 2026-02-14 Listed $499,000 TCAR
• 2026-02-14 Listed $499,000 Santa Fe MLS
• 2026-02-05 Listed $499,000 Southwest MLS
• 2025-11-07 Relisted — Santa Fe MLS
• 2025-09-30 Contingent — Santa Fe MLS
• 2025-09-17 Price Changed $574,000 Santa Fe MLS
• 2025-07-29 Relisted — Santa Fe MLS
• 2025-07-10 Contingent — Santa Fe MLS
• 2025-07-01 Listed $599,000 Santa Fe MLS