4626 Rimrock Dr · Las Cruces, NM 88012

$270,000

3 bd · 3.0 ba · 1,996 sqft · SingleFamily public records · 89 Days on market

Built 2007 4,792 sqft lot $135/sqft · at area comps Est $265k · at est.

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Why this score? — see what drove the F 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 +8.0/30.0
• ARV discount +6.6/15.0
• Schools +4.6/10.0
• Rent growth +3.4/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

Key facts

• Large loft
• Cozy fireplace
• Brand new carpet

Tags

• COZY FIREPLACE
• OPEN SPACIOUS KITCHEN
• LARGE LOFT
• ACCESS TO BALCONY
• MOUNTAIN VIEWS
• BRAND NEW CARPET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-339 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (34.0% below list).
• Recommended offer: $178k (34.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.5%/yr); 591 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 73% of comp listings sitting > 30 days — soft ceiling on asking rent; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($69k/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.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 6→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,239 (34.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.66% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 12.6

CMA / ARV

• ARV (median comp): $264,916
• List price: $270,000
• Delta: 1.92%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.52% rent growth · sell at horizon

5-year hold

• IRR: -25.0%
• Equity multiple: 0.15×
• Total profit: $-64,421
• Equity at exit: $40,258

10-year hold

• IRR: -19.6%
• Equity multiple: -0.06×
• Total profit: $-80,159
• Equity at exit: $23,345

Cash invested: $75,600 (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 88012

• Home prices YoY: -26.2%
• Rents YoY: 3.5%
• Active inventory: 591
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,782 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-339

Break-even live

Break-even rent $2,211

Max offer price $210,201

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4604 Pyramid Peak Dr Las Cruces, NM	3.0	2.0	1470	$1,525	$1.04	43d	1	0.09mi
1485 Bison Spring Dr Las Cruces, NM	4.0	2.0	1740	$1,999	$1.15	43d	1	0.47mi
4383 Kingston Rd Las Cruces, NM	3.0	2.0	1470	$1,500	$1.02	43d	1	0.47mi
1977 Pine Trail St Apt B Las Cruces, NM	3.0	2.0	1261	$1,625	$1.29	43d	1	0.55mi
4023 Apache Pine Pl Unit D Las Cruces, NM	4.0	2.0	1629	$1,850	$1.14	43d	1	0.62mi
4025 Boardwalk Rd Las Cruces, NM	4.0	2.5	2530	$2,495	$0.99	20d	1	0.81mi
1932 Starburst Ridge Ct Las Cruces, NM	2.0	2.0	1344	$1,600	$1.19	20d	1	0.93mi
3350 Longview Ln Las Cruces, NM	3.0	2.0	2135	$1,895	$0.89	43d	1	1.07mi
3260 Venus St Las Cruces, NM	1.0–3.0	1.0–2.0	951	$1,600	$1.68	13d	6	1.16mi
3451 Valverde Loop Las Cruces, NM	3.0	2.0	1285	$1,500	$1.17	43d	2	1.26mi
3670 Gem St Las Cruces, NM	3.0	2.0	1446	$1,700	$1.18	43d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $270,000 Active 89 DOM
2. 2026-06-17
   days on market $270,000 Active 88 DOM
3. 2026-06-16
   days on market $270,000 Active 87 DOM
4. 2026-06-15
   days on market $270,000 Active 86 DOM
5. 2026-06-14
   days on market $270,000 Active 84 DOM
6. 2026-06-13
   pricedays on market $270,000 Active 83 DOM
7. 2026-06-10
   days on market $275,000 Active 81 DOM
8. 2026-06-09
   days on market $275,000 Active 80 DOM
9. 2026-06-08
   days on market $275,000 Active 79 DOM
10. 2026-06-07
    days on market $275,000 Active 78 DOM
11. 2026-06-02
    days on market $275,000 Active 73 DOM
12. 2026-06-01
    days on market $275,000 Active 72 DOM
13. 2026-05-31
    days on market $275,000 Active 71 DOM
14. 2026-05-30
    days on market $275,000 Active 70 DOM
15. 2026-05-13
    status Pending 905-char remark

    Show marketing remark (905 chars)

    Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

16. 2026-04-28
    price $275,000 905-char remark

    Show marketing remark (905 chars)

    Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

17. 2026-04-25
    status Active 905-char remark

    Show marketing remark (905 chars)

    Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

18. 2026-04-18
    status Pending 905-char remark

    Show marketing remark (905 chars)

    Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

19. 2026-04-14
    price $280,000 905-char remark

    Show marketing remark (905 chars)

    Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

20. 2026-03-05
    listed $285,000 Active 905-char remark

    Show marketing remark (905 chars)

    Discover plenty of space and versatility in this nearly 2,000 square foot home featuring 3 bedrooms and 2.5 bathrooms. The main level offers a comfortable living area highlighted by a cozy fireplace and an open, spacious kitchen that provides plenty of room for cooking, gathering, and entertaining. Upstairs, a large loft creates a second living area, giving you flexibility for a game room, media space, office, or additional lounge area. The generous primary suite offers a relaxing retreat and includes access to balcony with mountain views, perfect for enjoying quiet mornings or evening sunsets. The home also features brand new carpet in all bedrooms and loft, giving the interior a fresh feel, along with refrigerated air to keep you comfortable year-round. With multiple living spaces, a thoughtful layout, and great square footage, this home offers the space and features buyers are looking for.

21. 2020-03-09
    soldstatus 982-char remark

    Show marketing remark (982 chars)

    New carpet and no neighbors in back! This is a 3 bedroom, 2.5 bathroom home with 1996 Sq. Ft. of living space. This home features refrigerated air conditioning, a formal dining room, and a bonus loft area upstairs. Enter the home and to the left, find a laundry room that leads to the 2-car garage. There is a convenient half bath just beside the laundry room. Then you'll find a formal dining area and the family room featuring a gas fireplace. The kitchen is right around the corner and features an additional dining area, a breakfast bar and all kitchen appliances convey. Upstairs you'll find a nice-sized loft area great for a home office space or play area, a guest bathroom and bedroom 2 and 3. Then you'll find the master suite featuring a walk-in closet, double sink vanity, a walk-in shower stall, and a jetted garden tub PLUS a master suite patio that provides great mountain views. You'll also find a great fenced and gated backyard. Call today for your private showing!

22. 2020-03-09
    soldstatus

    Show marketing remark (982 chars)

    New carpet and no neighbors in back! This is a 3 bedroom, 2.5 bathroom home with 1996 Sq. Ft. of living space. This home features refrigerated air conditioning, a formal dining room, and a bonus loft area upstairs. Enter the home and to the left, find a laundry room that leads to the 2-car garage. There is a convenient half bath just beside the laundry room. Then you'll find a formal dining area and the family room featuring a gas fireplace. The kitchen is right around the corner and features an additional dining area, a breakfast bar and all kitchen appliances convey. Upstairs you'll find a nice-sized loft area great for a home office space or play area, a guest bathroom and bedroom 2 and 3. Then you'll find the master suite featuring a walk-in closet, double sink vanity, a walk-in shower stall, and a jetted garden tub PLUS a master suite patio that provides great mountain views. You'll also find a great fenced and gated backyard. Call today for your private showing!

23. 2019-12-01
    listed $169,000 982-char remark

    Show marketing remark (982 chars)

    New carpet and no neighbors in back! This is a 3 bedroom, 2.5 bathroom home with 1996 Sq. Ft. of living space. This home features refrigerated air conditioning, a formal dining room, and a bonus loft area upstairs. Enter the home and to the left, find a laundry room that leads to the 2-car garage. There is a convenient half bath just beside the laundry room. Then you'll find a formal dining area and the family room featuring a gas fireplace. The kitchen is right around the corner and features an additional dining area, a breakfast bar and all kitchen appliances convey. Upstairs you'll find a nice-sized loft area great for a home office space or play area, a guest bathroom and bedroom 2 and 3. Then you'll find the master suite featuring a walk-in closet, double sink vanity, a walk-in shower stall, and a jetted garden tub PLUS a master suite patio that provides great mountain views. You'll also find a great fenced and gated backyard. Call today for your private showing!

24. 2016-06-30
    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: $1,821 · $152/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: +$339/yr (+$28/mo · 18.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥99°F today · 21 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: $21,389
• − Mortgage interest: −$15,124
• − Property taxes: −$1,821
• − Insurance: −$2,148
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$7,855
• Taxable loss: −$8,981
• Est. tax savings @ 24.0%: +$2,155
• After-tax cash flow: $-1,907/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Cruces, NM
• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,158
• Household income: $69,052
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 717.0

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 32% Two or more races 25% Native American 2% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Slovak 2% Russian 1% Iranian 1%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 65% English-only · Spanish 33%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 185.7733
• Rent YoY: ▲ 3.52%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+62.7% since first listed

10 events — show timeline

• 2026-05-13 Pending — SNMMLS as distributed by MLS GRID
• 2026-04-28 Price Changed $275,000 SNMMLS as distributed by MLS GRID
• 2026-04-25 Relisted — SNMMLS as distributed by MLS GRID
• 2026-04-18 Pending — SNMMLS as distributed by MLS GRID
• 2026-04-14 Price Changed $280,000 SNMMLS as distributed by MLS GRID
• 2026-03-05 Listed $285,000 SNMMLS as distributed by MLS GRID
• 2020-03-09 Sold (Public Records) — Public Records
• 2020-03-09 Sold (MLS) — SNMMLS as distributed by MLS GRID
• 2019-12-01 Listed $169,000 SNMMLS as distributed by MLS GRID
• 2016-06-30 Sold (Public Records) — Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,821 · -0.6% YoY. Source: county tax records.