606 E Yucca Dr · Hobbs, NM 88240

$189,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 43 Days on market

Built 1951 8,000 sqft lot $125/sqft · 57% above area

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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 +26.5/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! New carpet, paint, light fixtures and remodeled bathroom. Shop/garage located in back yard attached to house.

Key facts

• Covered patio
• Large carport
• 8,000 sq ft lot

Tags

• LARGE CARPORT
• COVERED PATIO
• PRACTICAL OUTDOOR SPACES

Property features AI

Exterior

• Parking: Attached garage with one covered parking space (1 total parking space)
• Home design: Single-family residential home
• Exterior features: Lot approximately 8,000 square feet

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: No permanent heating system
• Interior features: Other appliances included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $183k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#37 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools F, crime F.
• Hobbs Municipal Schools (town): math 17% / reading 31% proficiency, ranked #45 of 95 in NM (top 47%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 231 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 172 units permitted in Lea County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lea County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.38%
• DSCR: 1.51
• GRM: 7.4

CMA / ARV

• ARV (median comp): $120,374
• List price: $189,000
• Delta: 57.01%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,291
• Equity at exit: $28,181

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $42,094
• Equity at exit: $16,341

Cash invested: $52,920 (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 88240

• Active inventory: 231
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,128 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $502

Break-even live

Break-even rent $1,493

Max offer price $189,000

Occupancy floor 71%

Sensitivity live

Price	-10% $609	-5% $555	+0% $502	+5% $448	+10% $395
Rent	-10% $334	-5% $418	+0% $502	+5% $586	+10% $670
Rate	-1.0pp $597	-0.5pp $550	base $502	+0.5pp $453	+1.0pp $403

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 E Alto Dr Hobbs, NM	3.0	2.0	2066	$2,400	$1.16	44d	1	0.48mi
1107 E La Brea Ave Hobbs, NM	4.0	2.0	1900	$3,200	$1.68	44d	1	1.42mi

Listing history 20 events

1. 2026-06-18
   days on market $189,000 Active 43 DOM
2. 2026-06-17
   days on market $189,000 Active 42 DOM
3. 2026-06-16
   days on market $189,000 Active 41 DOM
4. 2026-06-15
   days on market $189,000 Active 40 DOM
5. 2026-06-14
   days on market $189,000 Active 38 DOM
6. 2026-06-13
   days on market $189,000 Active 37 DOM
7. 2026-06-10
   days on market $189,000 Active 35 DOM
8. 2026-06-09
   days on market $189,000 Active 34 DOM
9. 2026-06-09
   price $189,000 Active 33 DOM
10. 2026-06-08
    days on market $205,000 Active 33 DOM
11. 2026-06-07
    days on market $205,000 Active 32 DOM
12. 2026-06-05
    days on market $205,000 Active 29 DOM
13. 2026-06-02
    days on market $205,000 Active 27 DOM
14. 2026-06-01
    days on market $205,000 Active 26 DOM
15. 2026-05-31
    days on market $205,000 Active 25 DOM
16. 2026-05-30
    days on market $205,000 Active 24 DOM
17. 2026-05-06
    listed $205,000 Active 881-char remark
18. 2019-05-14
    soldstatus 124-char remark

    Show marketing remark (124 chars)

    MOVE IN READY! New carpet, paint, light fixtures and remodeled bathroom. Shop/garage located in back yard attached to house.

19. 2019-03-12
    listed $137,000 124-char remark

    Show marketing remark (124 chars)

    MOVE IN READY! New carpet, paint, light fixtures and remodeled bathroom. Shop/garage located in back yard attached to house.

20. 2007-05-03
    soldstatus

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,512 · $126/mo
• Expected delta: +$200/yr (+$17/mo · 15.3%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,535
• − Mortgage interest: −$10,587
• − Property taxes: −$1,312
• − Insurance: −$945
• − Repairs & maintenance: −$2,043
• − Management: −$2,043
• − Depreciation: −$5,498
• Taxable income: $3,107
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $5,276/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: Hobbs Municipal Schools
• NCES district ID: 3501260
• Math proficiency: 17% —
• Reading proficiency: 31% —
• Median HH income: $52,575
• Composite: 24.53/100
• National rank: #13068
• State rank: #45 of 95 in NM

Livability — Hobbs

• Score: 66/100
• State rank: #37
• US rank: #11817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hobbs, NM
• County: Lea County · 41,557 people
• City population: 41,557
• Metro: Hobbs, NM
• Population (ZIP): 41,557
• Household income: $63,270
• Rent vs Own: 32.9% rent · 67.1% own
• Severe rent burden: 968.0

Population outlook (Lea County) Hauer SSP2

• Today (2025): 84,268 people
• By 2030: 91,695 · +8.8%
• By 2040: 108,366 · +28.6%
• By 2050: 126,264 · +49.8%
• By 2075: 170,606 · +102.5%
• By 2100: 199,235 · +136.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% Two or more races 32% White 29% Black 5%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 18% · Canada
• Languages at home: 57% English-only · Spanish 41% German/W. Germanic 1%

Political lean MEDSL · Lea

• 2024 margin: Solid R (+61.6) · D 18.5% · R 80.1% · Other 1.3%
• 2008→2024 swing: -17.4pp toward R · 2008: -44.2pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+59.6 2016: R+48.5 2012: R+49.7 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -246.71%
• Current HPI: 100.9905
• Rent YoY: —
• Metro: Hobbs, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+38.0% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $189,000 NMMLS
• 2026-05-06 Listed $205,000 NMMLS
• 2019-05-14 Sold (MLS) — NMMLS
• 2019-03-12 Listed $137,000 NMMLS
• 2007-05-03 Sold (Public Records) — Public Records

Property tax history

+10.2%/yr

Latest (2025): $1,312 · +1.7% YoY. Source: county tax records.