7 Hickory Ln · Jamestown, NM 87347

$125,000

3 bd · 2.0 ba · 1,728 sqft · Manufactured · 178 Days on market

Built 1992 1.59 ac lot ↓ 4% 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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

- This property is eligible under the First Look Initiative. All Owner Occupant offers will be responded to after 7 days on the market and Investor offers will be responded to after 30 days. However, all offers can be submitted during the First Look period.

Key facts

• Fenced property
• Paved road access
• Jacuzzi tub

Tags

• PRIVATE ACREAGE COMMUNITY
• FENCED PROPERTY
• JACUZZI TUB
• PAVED ROAD ACCESS
• WELL-MAINTAINED NEIGHBORHOOD

Property features AI

Exterior

• Parking: Attached carport; One covered parking space; One total garage/carport space (1 garage space)
• Utilities: Electricity connected; Propane; Septic tank
• Home design: Manufactured on land (residential)
• Construction: Manufactured home
• Exterior features: Pipe and wire fencing; Irregular lot

Interior

• Kitchen: Dishwasher; Range hood; Free-standing range
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: No central heating listed
• Interior features: Dishwasher; Range hood; Free-standing range; Water heater; Gas log fireplace
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Gallup-Mckinley Cty Schools (rural): math 17% / reading 30% proficiency, ranked #54 of 95 in NM (top 57%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1 units permitted in McKinley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• McKinley 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 7.6

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: 14.6%
• Equity multiple: 1.83×
• Total profit: $29,132
• Equity at exit: $56,205

10-year hold

• IRR: 16.4%
• Equity multiple: 3.40×
• Total profit: $84,060
• Equity at exit: $86,619

Cash invested: $35,000 (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 87347

• Active inventory: 5
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $221

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 79%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $125,000 Active 178 DOM
2. 2026-06-17
   days on market $125,000 Active 177 DOM
3. 2026-06-16
   days on market $125,000 Active 176 DOM
4. 2026-06-15
   days on market $125,000 Active 175 DOM
5. 2026-06-13
   days on market $125,000 Active 173 DOM
6. 2026-06-12
   pricedays on market $125,000 Active 172 DOM
7. 2026-06-09
   days on market $135,000 Active 169 DOM
8. 2026-06-08
   days on market $135,000 Active 168 DOM
9. 2026-06-07
   days on market $135,000 Active 167 DOM
10. 2026-06-07
    days on market $135,000 Active 166 DOM
11. 2026-06-04
    days on market $135,000 Active 163 DOM
12. 2026-06-02
    days on market $135,000 Active 162 DOM
13. 2026-06-01
    days on market $135,000 Active 161 DOM
14. 2026-05-31
    days on market $135,000 Active 160 DOM
15. 2026-03-23
    price $135,000
16. 2025-12-22
    listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 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: $16,473
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$3,636
• Taxable income: $699
• Est. tax owed @ 24.0%: −$168
• After-tax cash flow: $2,480/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: Gallup-Mckinley Cty Schools
• NCES district ID: 3501110
• Math proficiency: 17% —
• Reading proficiency: 30% —
• Median HH income: $30,298
• Composite: 22.01/100
• National rank: #13541
• State rank: #54 of 95 in NM

Livability — Jamestown

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Jamestown, NM
• Population (ZIP): 158

Population outlook (McKinley County) Hauer SSP2

• Today (2025): 88,386 people
• By 2030: 94,451 · +6.9%
• By 2040: 107,369 · +21.5%
• By 2050: 119,937 · +35.7%
• By 2075: 148,818 · +68.4%
• By 2100: 160,771 · +81.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 51% Hispanic / Latino 34% Two or more races 34% Native American 16%
• Hispanic origin (detail): Dominican 34%

Political lean MEDSL · McKinley

• 2024 margin: Strong D (+24.5) · D 60.7% · R 36.2% · Other 3.1%
• 2008→2024 swing: -19.4pp toward R · 2008: 43.9pp · 2024: 24.5pp
• All cycles: 2024: D+24.5 2020: D+38.6 2016: D+39.8 2012: D+46.6 2008: D+43.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

2 events — show timeline

• 2026-03-23 Price Changed $135,000 NMMLS
• 2025-12-22 Listed $140,000 NMMLS