1312 Coyote Rd · Clovis, NM 88101

$114,900

3 bd · 2.0 ba · 1,232 sqft · SingleFamily · 23 Days on market

Built 1985 Good condition 1.00 ac lot ↓ 12% 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Rent growth +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable & Move-In Ready! For under $140,000, this 3 bedroom, 2 bath double-wide manufactured home sits on a permanent foundation—making it eligible for FHA, VA, MFA, and all loan types. Situated on 1 acre of land and just 10 minutes from Cannon Air Force Base, this home offers both convenience and peace. Step onto the charming wooden front porch and enjoy the beautiful scenery of tall, mature trees that give the property a private, serene feel. Inside, you’ll find a semi-updated open layout, complete with a walk-in pantry for extra storage. Two newer storage units are included with the property—perfect for hobbies, tools, or extra belongings. With plenty of space

Key facts

• Permanent foundation
• Tall mature trees
• 1 acre of land

Tags

• PERMANENT FOUNDATION
• 1 ACRE OF LAND
• CHARMING WOODEN FRONT PORCH
• TALL MATURE TREES
• SEMI-UPDATED OPEN LAYOUT
• WALK-IN PANTRY

Property features AI

Exterior

• Parking: Attached carport; One covered parking space; One garage space (attached)
• Utilities: Septic tank
• Home design: Residential ranch-style property; 1 acre lot
• Exterior features: Chain link fencing; Metal roof; Shed(s)

Interior

• Kitchen: Includes dishwasher
• Flooring: Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $113,176 (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. 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?
4. 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.
5. 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.
6. 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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $588
• Equity at exit: $17,132

10-year hold

• IRR: 12.6%
• Equity multiple: 2.11×
• Total profit: $35,781
• Equity at exit: $9,934

Cash invested: $32,172 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $247

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 76%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Debra St Clovis, NM	3.0	2.5	1412	$1,400	$0.99	43d	1	0.43mi
1500 Echols Ave Clovis, NM	2.0	1.0–2.0	912	$948	$1.04	43d	5	0.48mi
513 Tucker Ave Clovis, NM	3.0	2.0	1168	$1,150	$0.98	43d	1	1.39mi

Listing history 17 events

1. 2026-06-19
   days on market $114,900 Active 23 DOM
2. 2026-06-18
   days on market $114,900 Active 22 DOM
3. 2026-06-17
   days on market $114,900 Active 21 DOM
4. 2026-06-16
   days on market $114,900 Active 20 DOM
5. 2026-06-15
   days on market $114,900 Active 19 DOM
6. 2026-06-14
   days on market $114,900 Active 17 DOM
7. 2026-06-12
   days on market $114,900 Active 16 DOM
8. 2026-06-09
   days on market $114,900 Active 13 DOM
9. 2026-06-08
   days on market $114,900 Active 12 DOM
10. 2026-06-07
    days on market $114,900 Active 11 DOM
11. 2026-06-03
    days on market $114,900 Active 7 DOM
12. 2026-06-02
    days on market $114,900 Active 6 DOM
13. 2026-06-01
    days on market $114,900 Active 5 DOM
14. 2026-05-31
    days on market $114,900 Active 4 DOM
15. 2026-05-30
    days on market $114,900 Active 3 DOM
16. 2026-05-28
    listed $114,900 Active
17. 2026-02-10
    price $129,900

ⓘ 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: $15,814
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$3,343
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,675/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

Good 75/100 Cosmetic rehab

This move-in ready manufactured home on a permanent foundation offers a good condition with potential for modest updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value.
• Both Replace countertops — Updated countertops can improve both resale and rental value.
• Both Install new flooring in bathrooms — New flooring can enhance both resale and rental value.
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Paint interior walls — Fresh paint can improve the home's appearance and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Replace countertops — Updated countertops can improve both resale and rental value. ↑
• Both Install new flooring in bathrooms — New flooring can enhance both resale and rental value. ↑
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Paint interior walls — Fresh paint can improve the home's appearance and attract more buyers and renters. ↑

ⓘ 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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-11.5% since first listed

2 events — show timeline

• 2026-05-28 Listed $114,900 NMMLS
• 2026-02-10 Price Changed $129,900 NMMLS