694 E North Boundary · Columbus, NM 88029

$69,950

2 bd · 1.0 ba · 1,252 sqft · SingleFamily · 232 Days on market

Built 1950 Fair condition 0.76 ac lot ↓ 12% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

Charming 1950 home offering 1,252 sq. ft. of living space with 2 spacious bedrooms and 1 full bathroom. The inviting living room features a fireplace and opens to the kitchen, where you’ll also find laundry hookups for convenience. A large sunroom provides extra space for relaxation, hobbies, or entertainment. The homes electric provider is Columbus Electric and Village of Columbus utilities, including water, sewer, and trash service. Evaporative cooler for cooling and central propane heating. The property is fenced and includes storage sheds, offering plenty of room for tools and outdoor equipment. This home is in need of some TLC, making it a great opportunity to add your personal touch and bring out its full potential.

Key facts

• Fenced
• Sunroom
• Laundry hookups

Tags

• FIREPLACE
• SUNROOM
• LAUNDRY HOOKUPS
• FENCED
• STORAGE SHEDS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (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 $3k of equity ($484 loan paydown + $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,556 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.49% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 5.6

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: 19.9%
• Equity multiple: 2.13×
• Total profit: $22,206
• Equity at exit: $31,453

10-year hold

• IRR: 21.2%
• Equity multiple: 4.06×
• Total profit: $60,009
• Equity at exit: $48,472

Cash invested: $19,586 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,049/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $215

Break-even live

Break-even rent $770

Max offer price $69,950

Occupancy floor 74%

Sensitivity live

Price	-10% $263	-5% $239	+0% $215	+5% $191	+10% $167
Rent	-10% $133	-5% $174	+0% $215	+5% $256	+10% $297
Rate	-1.0pp $250	-0.5pp $233	base $215	+0.5pp $197	+1.0pp $178

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: $17,488
• Closing costs: $2,098
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $69,950 Active 232 DOM
2. 2026-06-18
   days on market $69,950 Active 231 DOM
3. 2026-06-17
   days on market $69,950 Active 230 DOM
4. 2026-06-16
   days on market $69,950 Active 229 DOM
5. 2026-06-15
   days on market $69,950 Active 228 DOM
6. 2026-06-14
   days on market $69,950 Active 226 DOM
7. 2026-06-13
   days on market $69,950 Active 225 DOM
8. 2026-06-10
   days on market $69,950 Active 223 DOM
9. 2026-06-09
   days on market $69,950 Active 222 DOM
10. 2026-06-08
    days on market $69,950 Active 221 DOM
11. 2026-06-07
    days on market $69,950 Active 220 DOM
12. 2026-06-05
    days on market $69,950 Active 217 DOM
13. 2026-06-03
    days on market $69,950 Active 216 DOM
14. 2026-06-02
    days on market $69,950 Active 215 DOM
15. 2026-06-01
    days on market $69,950 Active 214 DOM
16. 2026-05-31
    days on market $69,950 Active 213 DOM
17. 2026-05-30
    days on market $69,950 Active 212 DOM
18. 2026-03-23
    price $69,950 740-char remark

    Show marketing remark (740 chars)

    Charming 1950 home offering 1,252 sq. ft. of living space with 2 spacious bedrooms and 1 full bathroom. The inviting living room features a fireplace and opens to the kitchen, where you’ll also find laundry hookups for convenience. A large sunroom provides extra space for relaxation, hobbies, or entertainment. The homes electric provider is Columbus Electric and Village of Columbus utilities, including water, sewer, and trash service. Evaporative cooler for cooling and central propane heating. The property is fenced and includes storage sheds, offering plenty of room for tools and outdoor equipment. This home is in need of some TLC, making it a great opportunity to add your personal touch and bring out its full potential.

19. 2026-01-11
    price $74,500 740-char remark

    Show marketing remark (740 chars)

    Charming 1950 home offering 1,252 sq. ft. of living space with 2 spacious bedrooms and 1 full bathroom. The inviting living room features a fireplace and opens to the kitchen, where you’ll also find laundry hookups for convenience. A large sunroom provides extra space for relaxation, hobbies, or entertainment. The homes electric provider is Columbus Electric and Village of Columbus utilities, including water, sewer, and trash service. Evaporative cooler for cooling and central propane heating. The property is fenced and includes storage sheds, offering plenty of room for tools and outdoor equipment. This home is in need of some TLC, making it a great opportunity to add your personal touch and bring out its full potential.

20. 2025-10-30
    listed $79,500 Active 740-char remark

    Show marketing remark (740 chars)

    Charming 1950 home offering 1,252 sq. ft. of living space with 2 spacious bedrooms and 1 full bathroom. The inviting living room features a fireplace and opens to the kitchen, where you’ll also find laundry hookups for convenience. A large sunroom provides extra space for relaxation, hobbies, or entertainment. The homes electric provider is Columbus Electric and Village of Columbus utilities, including water, sewer, and trash service. Evaporative cooler for cooling and central propane heating. The property is fenced and includes storage sheds, offering plenty of room for tools and outdoor equipment. This home is in need of some TLC, making it a great opportunity to add your personal touch and bring out its full potential.

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 22 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: $12,509
• − Mortgage interest: −$3,918
• − Property taxes: −$1,049
• − Insurance: −$1,852
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,035
• Taxable income: $1,653
• Est. tax owed @ 24.0%: −$397
• After-tax cash flow: $2,182/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

This 1950 home requires moderate renovations, including repairs to the tile flooring and interior walls, as well as landscaping and curb appeal improvements. The property has good roof and structural integrity, making it a good opportunity for an investor to add value.

Repairs flagged

• Major tile flooring in kitchen and bath — cracks and wear
• Major paint on interior walls — peeling and chipping
• Major landscaping and curb appeal — fenced yard with no landscaping

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace tile flooring in kitchen and bath — improves functionality and aesthetics
• Both landscaping and curb appeal — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
tile flooring in kitchen and bath · cracks and wear	Major	$15,000–50,000
paint on interior walls · peeling and chipping	Major	$15,000–50,000
landscaping and curb appeal · fenced yard with no landscaping	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace tile flooring in kitchen and bath — improves functionality and aesthetics ↑
• Both landscaping and curb appeal — enhances curb appeal and property value ↑

ⓘ 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: 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

-12.0% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $69,950 NMMLS
• 2026-01-11 Price Changed $74,500 NMMLS
• 2025-10-30 Listed $79,500 NMMLS