809 S Roselawn Ave · Artesia, NM 88210

$190,000

4 bd · 2.0 ba · 3,393 sqft · SingleFamily · 346 Days on market

Built 1942 ↓ 24% since listing

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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
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

Key facts

• Hard wood floors
• Large living area
• Large sunroom

Tags

• LARGE LIVING AREA
• KITCHEN WITH ISLAND
• FORMAL DINING AREA
• LARGE SUNROOM
• HARD WOOD FLOORS
• HUGE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $167k (12.0% 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).
• At $3,140/mo this rent would consume 47% of the median local household income ($80k/yr) (locally 159% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Eddy County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 346 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $45k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 346 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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 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?
7. 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.
8. 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.
9. 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: 1.65% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.90%
• DSCR: 2.29
• GRM: 5.0

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: 23.2%
• Equity multiple: 1.95×
• Total profit: $50,796
• Equity at exit: $28,330

10-year hold

• IRR: 31.2%
• Equity multiple: 3.80×
• Total profit: $149,222
• Equity at exit: $16,428

Cash invested: $53,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $3,140 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $1,281

Break-even live

Break-even rent $1,518

Max offer price $190,000

Occupancy floor 54%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-14
   status Pending 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

2. 2026-03-12
   price $190,000 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

3. 2025-12-30
   price $194,900 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

4. 2025-10-15
   price $199,900 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

5. 2025-10-01
   price $209,900 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

6. 2025-08-19
   price $219,000 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

7. 2025-07-18
   status Active 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

8. 2025-06-20
   status Pending 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

9. 2025-06-09
   price $225,000 737-char remark

   Show marketing remark (737 chars)

   Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

10. 2025-05-05
    listed $234,900 Active 737-char remark

    Show marketing remark (737 chars)

    Approximately 3393 square foot for only $69.23 a square foot! So much potential! This property has 4 bedrooms/2 bathrooms/2 carports a large living area with a fireplace, kitchen with island, formal dining area and large sunroom located on two city lots. Large master bedroom with 2 closets. Additional bedrooms and office have beautiful ceiling beams and hard wood floors. Huge fenced back yard with large covered patio, storage workshop and sprinkler systems. Basement includes a laundry room and several additional rooms that could be finished and used as a game room, play room, office or craft room. This property has so much potential! Sold As-Is. Year built and approximate square footage was copied from county assessors website.

11. 2015-07-30
    soldstatus 132-char remark

    Show marketing remark (132 chars)

    Very large family home with 5+BR/2BA/2 carports. Living room with fireplace, dining room, office, playroom, game room, utility room.

12. 2015-03-13
    listed $249,000 132-char remark

    Show marketing remark (132 chars)

    Very large family home with 5+BR/2BA/2 carports. Living room with fireplace, dining room, office, playroom, game room, utility room.

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: +$36/yr (+$3/mo · 2.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,678
• − Mortgage interest: −$10,643
• − Property taxes: −$1,484
• − Insurance: −$950
• − Repairs & maintenance: −$3,014
• − Management: −$3,014
• − Depreciation: −$5,527
• Taxable income: $13,046
• Est. tax owed @ 24.0%: −$3,131
• After-tax cash flow: $12,245/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: 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

• Census place: Artesia, NM
• 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

-23.7% since first listed

12 events — show timeline

• 2026-05-14 Pending — NMMLS
• 2026-03-12 Price Changed $190,000 NMMLS
• 2025-12-30 Price Changed $194,900 NMMLS
• 2025-10-15 Price Changed $199,900 NMMLS
• 2025-10-01 Price Changed $209,900 NMMLS
• 2025-08-19 Price Changed $219,000 NMMLS
• 2025-07-18 Relisted — NMMLS
• 2025-06-20 Pending — NMMLS
• 2025-06-09 Price Changed $225,000 NMMLS
• 2025-05-05 Listed $234,900 NMMLS
• 2015-07-30 Sold (MLS) — NMMLS
• 2015-03-13 Listed $249,000 NMMLS

Property tax history

-1.0%/yr

Latest (2025): $1,484 · -4.3% YoY. Source: county tax records.