12290 Fort Mcrae Rd · Radium Springs, NM 88007

$125,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 27 Days on market

Built 1995 0.75 ac lot

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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 +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This unique property is located in Radium Springs, NM, and sits on a generous 0.75 acre lot within a desirable and growing community. All utilities are on site or nearby (buyer to verify). The location offers convenient access to I 25 and nearby NMDOT or county roads, along with beautiful valley views. The home does need some improvement, but it presents an excellent investment opportunity or a great starter option for first time buyers willing to put in the work and build strong equity through renovations. For showings and additional information, please contact the owner.

Key facts

• 0.75 acre lot
• 0.75 acre lot
• Built 1995

Tags

• 0.75 ACRE LOT
• CONVENIENT ACCESS TO I 25
• BEAUTIFUL VALLEY VIEWS

Property features AI

Finance

• Other: Directions: Take I-25 North from Las Cruces NM, take the Radium Springs exit and head west. Take a right on Ft McLane, left on Ft Thron, and right on Ft. McRae Rd.

Exterior

• Home design: Single-family residential; Double wide mobile home; One story
• Exterior features: Chain link fencing; Shingle roof; Approximately 0.75 acre lot; Located in Fort Selden Estates Phase I

Interior

• Bathrooms: 2 full bathrooms
• Interior features: One level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $543 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#190 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 224 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 11.51%
• Cash-on-cash: 18.63%
• DSCR: 1.83
• GRM: 6.3

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: 10.4%
• Equity multiple: 1.41×
• Total profit: $14,307
• Equity at exit: $18,638

10-year hold

• IRR: 19.4%
• Equity multiple: 2.62×
• Total profit: $56,854
• Equity at exit: $10,808

Cash invested: $35,000 (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 88007

• Home prices YoY: -26.3%
• Active inventory: 224
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $543

Break-even live

Break-even rent $961

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 27 DOM
2. 2026-06-17
   days on market $125,000 Active 26 DOM
3. 2026-06-16
   days on market $125,000 Active 25 DOM
4. 2026-06-15
   days on market $125,000 Active 24 DOM
5. 2026-06-14
   days on market $125,000 Active 22 DOM
6. 2026-06-13
   days on market $125,000 Active 21 DOM
7. 2026-06-10
   days on market $125,000 Active 19 DOM
8. 2026-06-09
   days on market $125,000 Active 18 DOM
9. 2026-06-08
   days on market $125,000 Active 17 DOM
10. 2026-06-07
    days on market $125,000 Active 16 DOM
11. 2026-06-02
    days on market $125,000 Active 11 DOM
12. 2026-06-01
    days on market $125,000 Active 10 DOM
13. 2026-05-31
    days on market $125,000 Active 9 DOM
14. 2026-05-30
    days on market $125,000 Active 8 DOM
15. 2026-05-22
    listed $125,000 Active
16. 2026-02-13
    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: $617 · $51/mo
• Projected year-2 tax: $1,000 · $83/mo
• Expected delta: +$383/yr (+$32/mo · 62.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 25 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: $19,782
• − Mortgage interest: −$7,002
• − Property taxes: −$617
• − Insurance: −$625
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$3,636
• Taxable income: $4,736
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $5,383/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Radium Springs

• Score: 56/100
• State rank: #190
• US rank: #22979

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Radium Springs, NM
• Population (ZIP): 25,750

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (61%)
• Race & ethnicity: Hispanic / Latino 61% White 34% Two or more races 19% Native American 1% Pacific Islander 1%
• Hispanic origin (detail): Mexican 48%
• Common ancestry: Italian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 30% Tagalog/Filipino 1%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.30%
• Current HPI: 205.0841
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-22 Listed $125,000 SNMMLS as distributed by MLS GRID
• 2026-02-13 Sold (Public Records) — Public Records