2700 Highland Dr · Alamogordo, NM 88310

$199,900

3 bd · 2.0 ba · 2,053 sqft · SingleFamily public records · 158 Days on market

Built 1965 0.25 ac lot $97/sqft · 8% above area Est $187k · 7% over

---

Why this score? — see what drove the D 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 +16.0/30.0
• DSCR +4.9/10.0
• ARV discount +4.3/15.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller is offering $3,000 towards closing costs and lender pre-paids! Welcome to this charming and move-in ready Alamogordo home with 2,064 sq ft of space! This property features 3 bedrooms, 1.75 bathrooms, and two spacious living areas. Enjoy updated flooring, fresh interior paint, and a bright kitchen with a skylight, recently updated stove and microwave. Stay comfortable year-round with refrigerated air. Outside offers a detached 1-car garage and a spacious backyard. Great space, great updates, and ready for you to call home!

Key facts

• Bright kitchen
• Updated flooring
• Fresh interior paint

Tags

• UPDATED FLOORING
• FRESH INTERIOR PAINT
• BRIGHT KITCHEN
• SKYLIGHT
• RECENTLY UPDATED STOVE
• RECENTLY UPDATED MICROWAVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (14.6% below list).
• Recommended offer: $171k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 8→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,659 (14.6% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (median comp): $186,608
• List price: $199,900
• Delta: 7.12%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-28,458
• Equity at exit: $29,806

10-year hold

• IRR: -7.8%
• Equity multiple: 0.53×
• Total profit: $-26,058
• Equity at exit: $17,284

Cash invested: $55,972 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $99

Break-even live

Break-even rent $1,582

Max offer price $199,900

Occupancy floor 89%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2606 Pontiac Dr Alamogordo, NM	3.0	2.0	1785	$1,650	$0.92	23d	1	0.09mi
1409 Juniper Dr Alamogordo, NM	3.0	2.0	2536	$1,550	$0.61	43d	1	0.32mi
3007 Del Sur Alamogordo, NM	3.0	2.0	1901	$1,800	$0.95	43d	1	0.40mi
2201 Mesa Ln Alamogordo, NM	3.0	2.0	1408	$3,000	$2.13	23d	1	0.68mi
1502 Campbell Pl Alamogordo, NM	3.0	2.0	1816	$1,450	$0.80	23d	1	0.73mi
1309 Jackson Ave Alamogordo, NM	4.0	2.0	1467	$1,500	$1.02	43d	1	1.29mi
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	3d	18	1.48mi

Listing history 26 events

1. 2026-06-07
   statusdays on market $199,900 Pending 158 DOM
2. 2026-06-05
   days on market $199,900 Active 157 DOM
3. 2026-06-03
   days on market $199,900 Active 156 DOM
4. 2026-06-03
   days on market $199,900 Active 155 DOM
5. 2026-06-01
   days on market $199,900 Active 154 DOM
6. 2026-05-31
   days on market $199,900 Active 153 DOM
7. 2026-04-29
   price $200,000 535-char remark

   Show marketing remark (535 chars)

   Seller is offering $3,000 towards closing costs and lender pre-paids! Welcome to this charming and move-in ready Alamogordo home with 2,064 sq ft of space! This property features 3 bedrooms, 1.75 bathrooms, and two spacious living areas. Enjoy updated flooring, fresh interior paint, and a bright kitchen with a skylight, recently updated stove and microwave. Stay comfortable year-round with refrigerated air. Outside offers a detached 1-car garage and a spacious backyard. Great space, great updates, and ready for you to call home!

8. 2026-03-13
   price $210,000 535-char remark

   Show marketing remark (535 chars)

   Seller is offering $3,000 towards closing costs and lender pre-paids! Welcome to this charming and move-in ready Alamogordo home with 2,064 sq ft of space! This property features 3 bedrooms, 1.75 bathrooms, and two spacious living areas. Enjoy updated flooring, fresh interior paint, and a bright kitchen with a skylight, recently updated stove and microwave. Stay comfortable year-round with refrigerated air. Outside offers a detached 1-car garage and a spacious backyard. Great space, great updates, and ready for you to call home!

9. 2026-02-23
   price $225,000 535-char remark

   Show marketing remark (535 chars)

   Seller is offering $3,000 towards closing costs and lender pre-paids! Welcome to this charming and move-in ready Alamogordo home with 2,064 sq ft of space! This property features 3 bedrooms, 1.75 bathrooms, and two spacious living areas. Enjoy updated flooring, fresh interior paint, and a bright kitchen with a skylight, recently updated stove and microwave. Stay comfortable year-round with refrigerated air. Outside offers a detached 1-car garage and a spacious backyard. Great space, great updates, and ready for you to call home!

10. 2025-12-29
    listed $230,000 Active 535-char remark

    Show marketing remark (535 chars)

    Seller is offering $3,000 towards closing costs and lender pre-paids! Welcome to this charming and move-in ready Alamogordo home with 2,064 sq ft of space! This property features 3 bedrooms, 1.75 bathrooms, and two spacious living areas. Enjoy updated flooring, fresh interior paint, and a bright kitchen with a skylight, recently updated stove and microwave. Stay comfortable year-round with refrigerated air. Outside offers a detached 1-car garage and a spacious backyard. Great space, great updates, and ready for you to call home!

11. 2023-07-21
    soldstatus Closed 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

12. 2023-07-21
    soldstatus

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

13. 2023-06-09
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

14. 2023-05-24
    status Active 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

15. 2023-05-16
    status Pending 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

16. 2023-05-09
    price $175,000 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

17. 2023-04-11
    price $194,900 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

18. 2023-03-01
    listed $199,900 Active 711-char remark

    Show marketing remark (711 chars)

    Welcome to this charming 3 bedroom, 1.75 bath home that offers an abundance of space. With two spacious living areas, you'll have plenty of room to spread out and relax. The living areas feature large windows that let in natural light, creating a warm and inviting atmosphere. The updated kitchen is perfect for cooking and entertaining. The kitchen boasts modern appliances, sleek countertops, and ample storage space. Whether you're hosting a dinner party or preparing a quiet meal at home, this kitchen has everything you need. Located directly off the kitchen is a room that could would be perfect for extra storage, pantry, or mudroom. Don't miss out on this opportunity to make this house your dream home!

19. 2022-10-08
    soldstatus
20. 2015-10-08
    soldstatus
21. 2015-05-26
    listed $129,700
22. 2014-02-17
    soldstatus
23. 2013-09-06
    listed $52,900
24. 2013-03-04
    soldstatus
25. 2006-12-28
    soldstatus
26. 2006-12-28
    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: $1,417 · $118/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$182/yr (+$15/mo · 12.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 8 d/yr ≥90°F today · 27 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: $20,479
• − Mortgage interest: −$11,198
• − Property taxes: −$1,417
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,815
• Taxable loss: −$2,227
• Est. tax savings @ 24.0%: +$534
• After-tax cash flow: $1,717/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+278.1% since first listed

20 events — show timeline

• 2026-04-29 Price Changed $200,000 OCAOR
• 2026-03-13 Price Changed $210,000 OCAOR
• 2026-02-23 Price Changed $225,000 OCAOR
• 2025-12-29 Listed $230,000 OCAOR
• 2023-07-21 Sold (Public Records) — Public Records
• 2023-07-21 Sold (MLS) — OCAOR
• 2023-06-09 Pending — OCAOR
• 2023-05-24 Relisted — OCAOR
• 2023-05-16 Pending — OCAOR
• 2023-05-09 Price Changed $175,000 OCAOR
• 2023-04-11 Price Changed $194,900 OCAOR
• 2023-03-01 Listed $199,900 OCAOR
• 2022-10-08 Sold (MLS) — OCAOR
• 2015-10-08 Sold (Public Records) — Public Records
• 2015-05-26 Listed $129,700 OCAOR
• 2014-02-17 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2013-09-06 Listed $52,900 SNMMLS as distributed by MLS GRID
• 2013-03-04 Sold (Public Records) — Public Records
• 2006-12-28 Sold (Public Records) — Public Records
• 2006-12-28 Sold (Public Records) — Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,417 · +0.0% YoY. Source: county tax records.