2913 N Thornton St · Clovis, NM 88101

$160,000

3 bd · 2.0 ba · 1,471 sqft · Other

Built 1957 7,198 sqft 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 +14.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a great space and location! 3 Bed/2 bath -Nice flow with 2 Living areas, or 1 could be formal dining room, Eat in Kitchen, Appliances included. Wood burning stove to keep everyone cozy. Large Laundry/Utility Room. Bonus Sunroom in the back adds to the square footage. New paint in the Living Room, Kitchen, Master and front bedrooms. Beautiful laminated Wood flooring in the main areas of the house. Energy Efficient Windows. Front & Back Sprinkler system. Storage Shed. Brand New Roof Aug 2021 & New Hot water heater May 2021. 1 car garage and Extra Parking in the back with room for your RV or boat. Call and schedule a tour!

Key facts

• 7,198 sq ft lot
• Garage
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $42 ($507/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 $129k (19.4% below list).
• Recommended offer: $129k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Barry Elementary (372 students, 100% FRL); W D Gattis Middle School (539 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,898 (19.4% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-19,920
• Equity at exit: $23,857

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $473
• Equity at exit: $13,834

Cash invested: $44,800 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,289 high
• Mortgage (P&I): −$839
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $42

Break-even live

Break-even rent $1,236

Max offer price $160,000

Occupancy floor 92%

Sensitivity live

Price	-10% $133	-5% $88	+0% $42	+5% $-3	+10% $-48
Rent	-10% $-60	-5% $-9	+0% $42	+5% $93	+10% $144
Rate	-1.0pp $123	-0.5pp $83	base $42	+0.5pp $1	+1.0pp $-41

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Circle Dr Clovis, NM	3.0	1.5	1114	$1,100	$0.99	45d	1	0.37mi
3205 N Main St Unit 301 Clovis, NM	3.0	2.0	1017	$1,350	$1.33	45d	1	0.42mi
1509 W Llano Estacado Blvd Unit b Clovis, NM	2.0	2.0	912	$1,250	$1.37	45d	1	0.66mi
513 Tucker Ave Clovis, NM	3.0	2.0	1168	$1,150	$0.98	45d	1	0.90mi
2517 Ross St Clovis, NM	2.0	1.0	991	$950	$0.96	45d	1	0.98mi
1500 Echols Ave Clovis, NM	2.0	1.0–2.0	912	$948	$1.04	45d	5	1.27mi
800 Laurelwood Dr Unit 804-2 Clovis, NM	2.0	1.0	897	$1,250	$1.39	45d	1	1.28mi
3520 Adenmor Ct Clovis, NM	2.0	1.5	1230	$1,200	$0.98	45d	1	1.29mi
1808 Debra St Clovis, NM	3.0	2.5	1412	$1,400	$0.99	45d	1	1.35mi
1621 N Lea St Clovis, NM	3.0	2.0	1650	$1,500	$0.91	46d	1	1.40mi

Listing history 5 events

1. 2026-04-24
   listed $160,000
2. 2026-04-24
   historical
3. 2021-12-31
   soldstatus 645-char remark

   Show marketing remark (645 chars)

   What a great space and location! 3 Bed/2 bath -Nice flow with 2 Living areas, or 1 could be formal dining room, Eat in Kitchen, Appliances included. Wood burning stove to keep everyone cozy. Large Laundry/Utility Room. Bonus Sunroom in the back adds to the square footage. New paint in the Living Room, Kitchen, Master and front bedrooms. Beautiful laminated Wood flooring in the main areas of the house. Energy Efficient Windows. Front & Back Sprinkler system. Storage Shed. Brand New Roof Aug 2021 & New Hot water heater May 2021. 1 car garage and Extra Parking in the back with room for your RV or boat. Call and schedule a tour!

4. 2021-12-30
   soldstatus
5. 2021-09-09
   listed $129,900 645-char remark

   Show marketing remark (645 chars)

   What a great space and location! 3 Bed/2 bath -Nice flow with 2 Living areas, or 1 could be formal dining room, Eat in Kitchen, Appliances included. Wood burning stove to keep everyone cozy. Large Laundry/Utility Room. Bonus Sunroom in the back adds to the square footage. New paint in the Living Room, Kitchen, Master and front bedrooms. Beautiful laminated Wood flooring in the main areas of the house. Energy Efficient Windows. Front & Back Sprinkler system. Storage Shed. Brand New Roof Aug 2021 & New Hot water heater May 2021. 1 car garage and Extra Parking in the back with room for your RV or boat. Call and schedule a tour!

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,280 · $107/mo
• Expected delta: +$436/yr (+$36/mo · 51.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,468
• − Mortgage interest: −$8,962
• − Property taxes: −$844
• − Insurance: −$800
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,655
• Taxable loss: −$2,268
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,051/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+23.2% since first listed

5 events — show timeline

• 2026-04-24 Delisted — NMMLS
• 2026-04-24 Listed $160,000 NMMLS
• 2021-12-31 Sold (MLS) — NMMLS
• 2021-12-30 Sold (Public Records) — Public Records
• 2021-09-09 Listed $129,900 NMMLS

Property tax history

+0.9%/yr

Latest (2025): $844 · +3.7% YoY. Source: county tax records.