37 Airport Rd · Escudilla Bonita, NM 87829

$55,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 22 Days on market

Built 1979 Poor condition 20 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 +6.7/10.0
• Schools +4.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

37 Airport is a remarkable 20-acre parcel set along seasonal Coyote Creek, offering a rare blend of natural beauty and wide-open space in Arizona’s high country. From this sprawling property, you’ll enjoy sweeping views of Escudilla Mountain, along with the peaceful presence of local wildlife—including occasional glimpses of the resident elk herd. Each day begins and ends with striking sunrises and vibrant sunsets, while the clear night skies provide an impressive backdrop for stargazing. Conveniently located just a short drive from Springerville, the property offers easy access to essential amenities such as shopping, dining, a hospital, and a hardware store. Improvements

Key facts

• Resident elk herd
• Sweeping views
• 20 acre parcel

Tags

• 20 ACRE PARCEL
• SEASONAL COYOTE CREEK
• SWEEPING VIEWS
• LOCAL WILDLIFE
• RESIDENT ELK HERD
• STRIKING SUNRISES

Property features AI

Finance

• Other: Directions: contact listing broker
• Financial info: Annual tax amount listed
• HOA & community: Property is part of a homeowners association

Exterior

• Parking: No garage
• Home design: Manufactured home on land; Residential property
• Exterior features: Approximately 20.03-acre lot

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No heating system listed
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#161 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: amenities F, commute F, health & safety F.
• Quemado Independent Schools (rural): math 25% / reading 75% proficiency, ranked #10 of 29 in NM (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.5% local appreciation)).
• Catron County population projected at -52% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — 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. 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: 1.52% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.80%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.68×
• Total profit: $25,796
• Equity at exit: $26,151

10-year hold

• IRR: 29.0%
• Equity multiple: 5.24×
• Total profit: $65,256
• Equity at exit: $41,443

Cash invested: $15,400 (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 87829

• Home prices YoY: 3.6%
• Active inventory: 97
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $280

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 62%

Sensitivity live

Price	-10% $318	-5% $299	+0% $280	+5% $261	+10% $242
Rent	-10% $214	-5% $247	+0% $280	+5% $313	+10% $346
Rate	-1.0pp $308	-0.5pp $294	base $280	+0.5pp $266	+1.0pp $251

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $55,000 Active 22 DOM
2. 2026-06-18
   days on market $55,000 Active 20 DOM
3. 2026-06-17
   days on market $55,000 Active 19 DOM
4. 2026-06-16
   days on market $55,000 Active 18 DOM
5. 2026-06-15
   days on market $55,000 Active 17 DOM
6. 2026-06-13
   days on market $55,000 Active 15 DOM
7. 2026-06-12
   days on market $55,000 Active 14 DOM
8. 2026-06-09
   days on market $55,000 Active 11 DOM
9. 2026-06-08
   days on market $55,000 Active 10 DOM
10. 2026-06-07
    days on market $55,000 Active 9 DOM
11. 2026-06-07
    days on market $55,000 Active 8 DOM
12. 2026-06-04
    days on market $55,000 Active 5 DOM
13. 2026-06-02
    days on market $55,000 Active 4 DOM
14. 2026-06-01
    days on market $55,000 Active 3 DOM
15. 2026-05-31
    days on market $55,000 Active 2 DOM
16. 2026-05-28
    listed $55,000 Active

ⓘ 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: $10,024
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$1,600
• Taxable income: $2,639
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $2,724/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 · 7 photos

Poor 20/100 Extensive rehab

This mobile home requires extensive repairs and maintenance, including roof, siding, interior walls, windows, HVAC system, and landscaping. Improvements in these areas can significantly increase the property's resale and rental value.

Repairs flagged

• Major roof — Significant damage to the roof as seen in the independent image.
• Major siding — Significant damage to the siding as seen in the independent image.
• Major interior walls — Peeling paint and discoloration on the interior walls as seen in the independent image.
• Major windows — Damaged windows with peeling paint and discoloration as seen in the independent image.
• Major foundation — Damaged foundation with visible wear and tear as seen in the independent image.
• Major HVAC unit — Damaged HVAC unit with visible wear and tear as seen in the independent image.
• Major landscaping — Poorly maintained landscape with dry and dead vegetation as seen in the independent image.

Value-add opportunities

• Both landscaping and curb appeal — Improving the landscaping and curb appeal can enhance both the resale and rental value of the property.
• Both HVAC system — Upgrading the HVAC system can improve comfort and energy efficiency, which can increase both the resale and rental value.
• Both interior paint and repairs — Repainting and repairing interior walls can improve the overall appearance and condition of the home, which can increase both the resale and rental value.
• Both roof and siding repairs — Repairing the roof and siding can improve the structural integrity and appearance of the home, which can increase both the resale and rental value.
• Both windows — Replacing damaged windows can improve the energy efficiency and appearance of the home, which can increase both the resale and rental value.
• Both foundation and structural repairs — Repairing the foundation and structural issues can improve the overall condition and safety of the home, which can increase both the resale and rental value.
• Both landscaping and curb appeal — Improving the landscaping and curb appeal can enhance both the resale and rental value of the property.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage to the roof as seen in the independent image.	Major	$15,000–50,000
siding · Significant damage to the siding as seen in the independent image.	Major	$15,000–50,000
interior walls · Peeling paint and discoloration on the interior walls as seen in the independent image.	Major	$15,000–50,000
windows · Damaged windows with peeling paint and discoloration as seen in the independent image.	Major	$15,000–50,000
foundation · Damaged foundation with visible wear and tear as seen in the independent image.	Major	$15,000–50,000
HVAC unit · Damaged HVAC unit with visible wear and tear as seen in the independent image.	Major	$15,000–50,000
landscaping · Poorly maintained landscape with dry and dead vegetation as seen in the independent image.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving the landscaping and curb appeal can enhance both the resale and rental value of the property. ↑
• Both HVAC system — Upgrading the HVAC system can improve comfort and energy efficiency, which can increase both the resale and rental value. ↑
• Both interior paint and repairs — Repainting and repairing interior walls can improve the overall appearance and condition of the home, which can increase both the resale and rental value. ↑
• Both roof and siding repairs — Repairing the roof and siding can improve the structural integrity and appearance of the home, which can increase both the resale and rental value. ↑
• Both windows — Replacing damaged windows can improve the energy efficiency and appearance of the home, which can increase both the resale and rental value. ↑
• Both foundation and structural repairs — Repairing the foundation and structural issues can improve the overall condition and safety of the home, which can increase both the resale and rental value. ↑
• Both landscaping and curb appeal — Improving the landscaping and curb appeal can enhance both the resale and rental value of the property. ↑

ⓘ 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: Quemado Independent Schools
• NCES district ID: 3502130
• Math proficiency: 25% ▲ 10.00%
• Reading proficiency: 75% ▲ 50.00%
• Median HH income: $38,381
• Composite: 41.46/100
• National rank: #3464
• State rank: #10 of 29 in NM

Livability — Escudilla Bonita

• Score: 57/100
• State rank: #161
• US rank: #21940

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Escudilla Bonita, NM
• Population (ZIP): 840

Population outlook (Catron County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,487 · -12.6%
• By 2040: 1,821 · -36.0%
• By 2050: 1,366 · -52.0%
• By 2075: 909 · -68.1%
• By 2100: 617 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 17% Lithuanian 15% Scottish 2%
• Foreign-born: 8%
• Languages at home: 80% English-only · Spanish 15% French/Haitian/Cajun 5%

Political lean MEDSL · Catron

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.3% · Other 1.4%
• 2008→2024 swing: -15.4pp toward R · 2008: -34.8pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.4 2016: R+50.7 2012: R+43.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.46%
• Current HPI: 98.3591
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-28 Listed $55,000 NMMLS