135 E Cottonwood Rd · Artesia, NM 88210

$250,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily · 51 Days on market

Built 2013 Fair condition 2.27 ac lot ↓ 13% since listing

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

Key facts

• Covered porch
• 2 acres
• 2.27 acre lot

Tags

• OPEN-CONCEPT LIVING AREA
• FULLY FENCED BACKYARD
• EASY ACCESS TO THE HIGHWAY
• COVERED PORCH
• 2 ACRES

Property features AI

Exterior

• Parking: Detached carport; Carport; RV access/parking
• Utilities: Electricity connected; Septic tank
• Home design: Manufactured home on land; Single wide manufactured home; Residential property
• Construction: Shingle roof
• Exterior features: Covered patio; Wood fenced backyard; Shed(s); Horses allowed

Interior

• Kitchen: Dishwasher; Range hood; Free-standing range; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Ceiling fan(s); Forced air electric heating
• Interior features: Ceiling fans; Walk-in closets; Double pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#75 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools F.
• Artesia Public Schools (town): math 29% / reading 42% proficiency, ranked #17 of 95 in NM (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 166 active listings in the ZIP; solid renter incomes; 156 units permitted in Eddy County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($80k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.06% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.9

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-17,060
• Equity at exit: $37,276

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $15,453
• Equity at exit: $21,615

Cash invested: $70,000 (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 88210

• Active inventory: 166
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,652 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $368

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 81%

Sensitivity live

Price	-10% $540	-5% $454	+0% $368	+5% $281	+10% $195
Rent	-10% $158	-5% $263	+0% $368	+5% $472	+10% $577
Rate	-1.0pp $493	-0.5pp $431	base $368	+0.5pp $303	+1.0pp $237

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $250,000 Active 51 DOM
2. 2026-06-18
   days on market $250,000 Active 50 DOM
3. 2026-06-17
   days on market $250,000 Active 49 DOM
4. 2026-06-16
   days on market $250,000 Active 48 DOM
5. 2026-06-15
   days on market $250,000 Active 47 DOM
6. 2026-06-14
   days on market $250,000 Active 45 DOM
7. 2026-06-13
   days on market $250,000 Active 44 DOM
8. 2026-06-10
   days on market $250,000 Active 42 DOM
9. 2026-06-09
   days on market $250,000 Active 41 DOM
10. 2026-06-08
    days on market $250,000 Active 40 DOM
11. 2026-06-07
    days on market $250,000 Active 39 DOM
12. 2026-06-03
    days on market $250,000 Active 35 DOM
13. 2026-06-02
    days on market $250,000 Active 34 DOM
14. 2026-06-01
    days on market $250,000 Active 33 DOM
15. 2026-05-31
    days on market $250,000 Active 32 DOM
16. 2026-05-30
    days on market $250,000 Active 31 DOM
17. 2026-04-29
    listed $250,000 Active 708-char remark
18. 2025-01-03
    soldstatus Closed 530-char remark

    Show marketing remark (530 chars)

    Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

19. 2024-12-16
    soldstatus Closed

    Show marketing remark (303 chars)

    Amazing site for building a home, or great venue space! Transform the old barn to a Farm house atmosphere, top golf or anything your imagination can come up with. The small house shell could be turned into a tiny house or great man cave. Come see this fabulously priced piece of land with improvements.

20. 2024-12-05
    status Pending

    Show marketing remark (303 chars)

    Amazing site for building a home, or great venue space! Transform the old barn to a Farm house atmosphere, top golf or anything your imagination can come up with. The small house shell could be turned into a tiny house or great man cave. Come see this fabulously priced piece of land with improvements.

21. 2024-11-20
    listed $55,000 Active

    Show marketing remark (303 chars)

    Amazing site for building a home, or great venue space! Transform the old barn to a Farm house atmosphere, top golf or anything your imagination can come up with. The small house shell could be turned into a tiny house or great man cave. Come see this fabulously priced piece of land with improvements.

22. 2024-11-07
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

23. 2024-10-30
    status Active 530-char remark

    Show marketing remark (530 chars)

    Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

24. 2024-10-30
    price $285,000 530-char remark

    Show marketing remark (530 chars)

    Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

25. 2024-10-09
    soldstatus Closed
26. 2024-10-09
    soldstatus
27. 2024-08-29
    status Pending
28. 2024-08-03
    status Pending 530-char remark

    Show marketing remark (530 chars)

    Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

29. 2024-08-02
    price $196,000
30. 2024-07-25
    listed $200,000 Active
31. 2024-07-24
    listed $289,000 Active 530-char remark

    Show marketing remark (530 chars)

    Discover a spacious 4 bedroom, 2.5 bath manufactured home set on 10.4 acres. Enjoy entertaining with this open concept floor plan including a formal dining room and cozy fireplace. There is a workshop and carport attached for convenience. Enjoy modern living with new flooring, HVAC, and a recently updated metal roof. Embrace the tranquility of rural life with plenty of space for outdoor living. This is the perfect blend of comfort and functionality for those 4H projects, horses, chickens or whatever else you could ever want.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,827
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,546
• − Management: −$2,546
• − Depreciation: −$7,273
• Taxable income: $458
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $4,301/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 · 1 photo

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and appeal to potential buyers. Exterior siding and interior walls/paint are in poor condition and need repair and fresh paint, respectively. Updating the kitchen and bathrooms would significantly enhance its resale value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls/paint — No photos of interior walls/paint
• Major kitchen and bathrooms — No photos of kitchen and bathrooms

Value-add opportunities

• Resale paint interior walls/paint — Fresh paint enhances curb appeal and interior aesthetics
• Resale repair exterior siding — Fresh siding improves home's appearance and value
• Resale update kitchen and bathrooms — Modernized kitchens and bathrooms attract more buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
kitchen and bathrooms · No photos of kitchen and bathrooms	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale paint interior walls/paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale repair exterior siding — Fresh siding improves home's appearance and value ↑
• Resale update kitchen and bathrooms — Modernized kitchens and bathrooms attract more buyers ↑

ⓘ 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: Artesia Public Schools
• NCES district ID: 3500120
• Math proficiency: 29% —
• Reading proficiency: 42% —
• Median HH income: $51,397
• Composite: 33.48/100
• National rank: #10522
• State rank: #17 of 95 in NM

Livability — Artesia

• Score: 63/100
• State rank: #75
• US rank: #15300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Eddy County · 58,370 people
• City population: 18,542
• Metro: Carlsbad-Artesia, NM
• Population (ZIP): 18,542
• Household income: $79,632
• Rent vs Own: 28.7% rent · 71.3% own
• Severe rent burden: 159.0

Population outlook (Eddy County) Hauer SSP2

• Today (2025): 65,505 people
• By 2030: 69,797 · +6.6%
• By 2040: 79,191 · +20.9%
• By 2050: 89,199 · +36.2%
• By 2075: 115,829 · +76.8%
• By 2100: 129,336 · +97.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (55%)
• Race & ethnicity: Hispanic / Latino 55% White 40% Two or more races 19% Native American 3%
• Hispanic origin (detail): Mexican 50%
• Common ancestry: Italian 1% Romanian 1% Iranian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 74% English-only · Spanish 24%

Political lean MEDSL · Eddy

• 2024 margin: Solid R (+55.9) · D 21.4% · R 77.3% · Other 1.3%
• 2008→2024 swing: -30.2pp toward R · 2008: -25.6pp · 2024: -55.9pp
• All cycles: 2024: R+55.9 2020: R+51.8 2016: R+41.6 2012: R+33.5 2008: R+25.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -238.85%
• Current HPI: 115.6107
• Rent YoY: —
• Metro: Carlsbad-Artesia, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-13.5% since first listed

15 events — show timeline

• 2026-04-29 Listed $250,000 NMMLS
• 2025-01-03 Sold (MLS) — NMMLS
• 2024-12-16 Sold (MLS) — NMMLS
• 2024-12-05 Pending — NMMLS
• 2024-11-20 Listed $55,000 NMMLS
• 2024-11-07 Pending — NMMLS
• 2024-10-30 Relisted — NMMLS
• 2024-10-30 Price Changed $285,000 NMMLS
• 2024-10-09 Sold (Public Records) — Public Records
• 2024-10-09 Sold (MLS) — NMMLS
• 2024-08-29 Pending — NMMLS
• 2024-08-03 Pending — NMMLS
• 2024-08-02 Price Changed $196,000 NMMLS
• 2024-07-25 Listed $200,000 NMMLS
• 2024-07-24 Listed $289,000 NMMLS