4 Bass Rd · Las Tusas, NM 87323

$30,000

1 bd · 1.0 ba · 800 sqft · Manufactured · 125 Days on market

Built 1974 Fair condition 0.48 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

Unique Property for Sale Mobile Home, 1 Bedroom 1 Bath 1,000 sqft with . 482 acres lot with Juniper, Pinon, and Ponderosa Pine trees. Property 1/4 acres from Bluewater Lake. Property has Electricity, Propane Tank, Shared Septic, and Water Tank where Owner get water from Saint Bonaventure Indian Mission Thift Shop Trash Services and Propane are available Bluewater Acres Community. Easy Access, paved roads almost the entire to the property. Only a half block of maintained gravel road to the property. A two wheel drive vehicle can make it to the property. Roads are marinated by Cibola County even in the winter. This unique property is a place you can live all year around. Very Close to National Forest great for off-road enthusiasts and hunters.

Key facts

• Propane tank
• Water tank
• Electricity

Tags

• ELECTRICITY
• PROPANE TANK
• SHARED SEPTIC
• WATER TANK
• BLUEWATER LAKE
• PAVED ROADS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Grants-Cibola County Schools (town): math 14% / reading 22% proficiency, ranked #74 of 95 in NM (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• Cibola County population projected at -14% 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1974 — 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. 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: 2.73% ✓
• Cap rate: 23.85%
• Cash-on-cash: 62.71%
• DSCR: 3.79
• GRM: 3.1

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: 67.5%
• Equity multiple: 4.76×
• Total profit: $31,586
• Equity at exit: $13,489

10-year hold

• IRR: 67.0%
• Equity multiple: 9.72×
• Total profit: $73,280
• Equity at exit: $20,789

Cash invested: $8,400 (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 87323

• Active inventory: 22
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $439

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-07
   statusdays on market $30,000 Pending 125 DOM
2. 2026-06-03
   days on market $30,000 Active 124 DOM
3. 2026-06-02
   days on market $30,000 Active 123 DOM
4. 2026-06-01
   days on market $30,000 Active 122 DOM
5. 2026-05-31
   days on market $30,000 Active 121 DOM
6. 2026-01-30
   listed $30,000 Active 751-char remark

   Show marketing remark (751 chars)

   Unique Property for Sale Mobile Home, 1 Bedroom 1 Bath 1,000 sqft with . 482 acres lot with Juniper, Pinon, and Ponderosa Pine trees. Property 1/4 acres from Bluewater Lake. Property has Electricity, Propane Tank, Shared Septic, and Water Tank where Owner get water from Saint Bonaventure Indian Mission Thift Shop Trash Services and Propane are available Bluewater Acres Community. Easy Access, paved roads almost the entire to the property. Only a half block of maintained gravel road to the property. A two wheel drive vehicle can make it to the property. Roads are marinated by Cibola County even in the winter. This unique property is a place you can live all year around. Very Close to National Forest great for off-road enthusiasts and hunters.

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥84°F today · 18 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: $9,817
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$785
• − Management: −$785
• − Depreciation: −$873
• Taxable income: $5,093
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,045/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 manufactured home requires moderate repairs and updates to improve its condition and value. The property is located near Bluewater Lake, offering a unique living opportunity.

Repairs flagged

• Major siding — Significant damage
• Major flooring — Worn carpet
• Major interior walls/paint — Worn paint
• Major bathrooms — Old fixtures, dated design
• Major kitchen — Old cabinets, dated design

Value-add opportunities

• Both new siding — Enhances curb appeal and value
• Both new flooring — Improves living space and value
• Both new paint — Refreshes interior and value
• Both new bathrooms — Modernizes and increases value
• Both new kitchen — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage	Major	$15,000–50,000
flooring · Worn carpet	Major	$15,000–50,000
interior walls/paint · Worn paint	Major	$15,000–50,000
bathrooms · Old fixtures, dated design	Major	$15,000–50,000
kitchen · Old cabinets, dated design	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both new siding — Enhances curb appeal and value ↑
• Both new flooring — Improves living space and value ↑
• Both new paint — Refreshes interior and value ↑
• Both new bathrooms — Modernizes and increases value ↑
• Both new kitchen — Modernizes and increases 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: Grants-Cibola County Schools
• NCES district ID: 3501170
• Math proficiency: 14% —
• Reading proficiency: 22% —
• Median HH income: $35,996
• Composite: 18.23/100
• National rank: #14064
• State rank: #74 of 95 in NM

Livability — Las Tusas

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Las Tusas, NM
• Population (ZIP): 3,702

Population outlook (Cibola County) Hauer SSP2

• Today (2025): 26,324 people
• By 2030: 25,594 · -2.8%
• By 2040: 24,117 · -8.4%
• By 2050: 22,568 · -14.3%
• By 2075: 18,653 · -29.1%
• By 2100: 12,719 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.95)
• Race & ethnicity: Native American 73% White 21% Hispanic / Latino 6% Two or more races 2% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Iranian 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 57% English-only · Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Cibola

• 2024 margin: Toss-up / Even · D 49.6% · R 48.0% · Other 2.4%
• 2008→2024 swing: -28.1pp toward R · 2008: 29.6pp · 2024: 1.6pp
• All cycles: 2024: D+1.6 2020: D+8.7 2016: D+6.8 2012: D+23.8 2008: D+29.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-30 Listed $30,000 Southwest MLS