404 Prescott St · Santa Clara, NM 88026

$50,000

2 bd · 1.0 ba · 952 sqft · SingleFamily · 43 Days on market

Built 1978 7,405 sqft lot ↓ 17% 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
• Appreciation +7.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Cozy single-wide manufactured home in Santa Clara. This home has an open floor plan with large kitchen opening into the living room. There is room for a small dining table in the kitchen. The bathroom has had some upgrades. There is some new flooring and fresh paint. Larger bedroom has closet with shelving. Laundry area in the hallway. Privacy fenced yard. Property lines go beyond privacy fence.

Key facts

• Upgraded bathroom
• Open floor plan
• Fresh paint

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN
• UPGRADED BATHROOM
• NEW FLOORING
• FRESH PAINT
• PRIVACY FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Manufactured single-wide home; Residential property
• Construction: Aluminum siding
• Exterior features: Front porch; Wood fencing; Interior lot with native plants; Paved road access

Interior

• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Laminate and vinyl flooring; No basement
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($895 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#94 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Cobre Consolidated Schools (town): math 13% / reading 33% proficiency, ranked #56 of 95 in NM (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 92% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (5.0% local appreciation)).
• Grant County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.96%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.2%
• Equity multiple: 3.48×
• Total profit: $34,680
• Equity at exit: $28,479

10-year hold

• IRR: 38.2%
• Equity multiple: 7.07×
• Total profit: $84,919
• Equity at exit: $49,270

Cash invested: $14,000 (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 88026

• Home prices YoY: 9.2%
• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $895 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$188
• Net cashflow: $361

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 55%

Sensitivity live

Price	-10% $396	-5% $378	+0% $361	+5% $344	+10% $327
Rent	-10% $291	-5% $326	+0% $361	+5% $397	+10% $432
Rate	-1.0pp $386	-0.5pp $374	base $361	+0.5pp $348	+1.0pp $335

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $50,000 Active 43 DOM
2. 2026-06-18
   days on market $50,000 Active 41 DOM
3. 2026-06-17
   days on market $50,000 Active 40 DOM
4. 2026-06-16
   days on market $50,000 Active 39 DOM
5. 2026-06-15
   days on market $50,000 Active 38 DOM
6. 2026-06-13
   days on market $50,000 Active 36 DOM
7. 2026-06-12
   days on market $50,000 Active 35 DOM
8. 2026-06-09
   days on market $50,000 Active 32 DOM
9. 2026-06-08
   days on market $50,000 Active 31 DOM
10. 2026-06-07
    days on market $50,000 Active 30 DOM
11. 2026-06-07
    days on market $50,000 Active 29 DOM
12. 2026-06-04
    days on market $50,000 Active 26 DOM
13. 2026-06-02
    days on market $50,000 Active 25 DOM
14. 2026-06-01
    days on market $50,000 Active 24 DOM
15. 2026-05-31
    days on market $50,000 Active 23 DOM
16. 2026-05-06
    listed $50,000 Active 398-char remark
17. 2025-09-15
    price $55,000
18. 2025-06-19
    listed $60,000 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 10/10 Extreme
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,736
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$859
• − Management: −$859
• − Depreciation: −$1,455
• Taxable income: $3,763
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $3,432/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: Cobre Consolidated Schools
• NCES district ID: 3500600
• Math proficiency: 13% —
• Reading proficiency: 33% —
• Median HH income: $32,044
• Composite: 21.77/100
• National rank: #13581
• State rank: #56 of 95 in NM

Livability — Santa Clara

• Score: 61/100
• State rank: #94
• US rank: #17762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Santa Clara, NM
• Population (ZIP): 1,636

Population outlook (Grant County) Hauer SSP2

• Today (2025): 26,478 people
• By 2030: 25,179 · -4.9%
• By 2040: 22,711 · -14.2%
• By 2050: 20,807 · -21.4%
• By 2075: 16,893 · -36.2%
• By 2100: 13,020 · -50.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (76%)
• Race & ethnicity: Hispanic / Latino 76% Two or more races 41% White 24%
• Hispanic origin (detail): Mexican 68% Puerto Rican 2%
• Common ancestry: Italian 2% Lithuanian 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 53% English-only · Spanish 46%

Political lean MEDSL · Grant

• 2024 margin: Lean D (+5.1) · D 51.3% · R 46.3% · Other 2.4%
• 2008→2024 swing: -14.8pp toward R · 2008: 19.9pp · 2024: 5.1pp
• All cycles: 2024: D+5.1 2020: D+7.2 2016: D+7.7 2012: D+13.5 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.05%
• Current HPI: 59.8202
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.7% since first listed

3 events — show timeline

• 2026-05-06 Listed $50,000 SCRMLS
• 2025-09-15 Price Changed $55,000 SCRMLS
• 2025-06-19 Listed $60,000 SCRMLS

Property tax history

+2.2%/yr

Latest (2025): $62 · +1.1% YoY. Source: county tax records.