1704 Palo Verde Dr · Alamogordo, NM 88310

$134,200

2 bd · 1.0 ba · 600 sqft · Manufactured public records · 64 Days on market

Built 2017 0.50 ac lot

---

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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• 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

Find your cozy retreat in this impeccably maintained 2017 single-wide home. Combining affordability with luxury, this residence boasts breathtaking mountain views and a serene, quiet atmosphere. The smart, open-concept floor plan maximizes every square inch, featuring vinyl flooring throughout and a modern kitchen with an eat-in dining area. Enjoy the ease of central refrigerated air and gas forced heating in a home designed for effortless modern living.

Key facts

• Vinyl flooring
• Eat-in dining area
• Modern kitchen

Tags

• MOUNTAIN VIEWS
• OPEN-CONCEPT FLOOR PLAN
• VINYL FLOORING
• MODERN KITCHEN
• EAT-IN DINING AREA
• CENTRAL REFRIGERATED AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $134k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $126k (6.0% below list) — sets the bar for market timing.

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; 2 comparable units currently listed for rent nearby; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $928 of loan paydown is wiped out by about $4k 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 64 days — a 6% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.
• Current owner paid $4k; list at $134k implies a 3255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→26/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,148 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-10,898
• Equity at exit: $20,010

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-637
• Equity at exit: $11,603

Cash invested: $37,576 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$704
• Tax est. 1.5%: −$168 /mo · $2,013/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $200

Break-even live

Break-even rent $1,174

Max offer price $134,200

Occupancy floor 81%

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: $33,550
• Closing costs: $4,026
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,654	$1.64	3d	18	0.35mi
1905 12th St Alamogordo, NM	2.0	1.0	704	$850	$1.21	14d	1	1.04mi

Listing history 24 events

1. 2026-06-18
   price $134,200 Active 64 DOM
2. 2026-06-18
   days on market $134,700 Active 64 DOM
3. 2026-06-17
   days on market $134,700 Active 63 DOM
4. 2026-06-16
   days on market $134,700 Active 62 DOM
5. 2026-06-15
   days on market $134,700 Active 61 DOM
6. 2026-06-13
   days on market $134,700 Active 59 DOM
7. 2026-06-13
   days on market $134,700 Active 58 DOM
8. 2026-06-10
   days on market $134,700 Active 56 DOM
9. 2026-06-09
   days on market $134,700 Active 55 DOM
10. 2026-06-08
    days on market $134,700 Active 54 DOM
11. 2026-06-07
    days on market $134,700 Active 53 DOM
12. 2026-06-05
    days on market $134,700 Active 50 DOM
13. 2026-06-03
    days on market $134,700 Active 49 DOM
14. 2026-06-03
    days on market $134,700 Active 48 DOM
15. 2026-06-01
    days on market $134,700 Active 47 DOM
16. 2026-05-31
    days on market $134,700 Active 46 DOM
17. 2026-04-15
    listed $134,700 Active 458-char remark

    Show marketing remark (458 chars)

    Find your cozy retreat in this impeccably maintained 2017 single-wide home. Combining affordability with luxury, this residence boasts breathtaking mountain views and a serene, quiet atmosphere. The smart, open-concept floor plan maximizes every square inch, featuring vinyl flooring throughout and a modern kitchen with an eat-in dining area. Enjoy the ease of central refrigerated air and gas forced heating in a home designed for effortless modern living.

18. 2023-01-25
    soldstatus Closed 405-char remark

    Show marketing remark (405 chars)

    Take a look at this great property. First thing you may notice is the covered porch facing our mountains that never disappoint with the beautiful views. Then the home itself is very welcoming from the first steps into the living room. This property is 3 bedroom 2 bath. It has much appreciated refrigerated air to combat the desert weather we have here in Alamogordo. Call and make your appointment today!

19. 2022-12-10
    historical 405-char remark

    Show marketing remark (405 chars)

    Take a look at this great property. First thing you may notice is the covered porch facing our mountains that never disappoint with the beautiful views. Then the home itself is very welcoming from the first steps into the living room. This property is 3 bedroom 2 bath. It has much appreciated refrigerated air to combat the desert weather we have here in Alamogordo. Call and make your appointment today!

20. 2022-11-20
    listed $120,000 405-char remark

    Show marketing remark (405 chars)

    Take a look at this great property. First thing you may notice is the covered porch facing our mountains that never disappoint with the beautiful views. Then the home itself is very welcoming from the first steps into the living room. This property is 3 bedroom 2 bath. It has much appreciated refrigerated air to combat the desert weather we have here in Alamogordo. Call and make your appointment today!

21. 2017-10-20
    soldstatus
22. 2012-02-29
    soldstatus $4,000
23. 2011-10-03
    soldstatus $3,000
24. 2009-07-13
    soldstatus

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 26 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: $17,126
• − Mortgage interest: −$7,517
• − Property taxes: −$2,013
• − Insurance: −$671
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$3,904
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,333/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

+4390.0% since first listed

8 events — show timeline

• 2026-04-15 Listed $134,700 OCAOR
• 2023-01-25 Sold (MLS) — OCAOR
• 2022-12-10 Delisted — OCAOR
• 2022-11-20 Listed $120,000 OCAOR
• 2017-10-20 Sold (Public Records) — Public Records
• 2012-02-29 Sold (Public Records) $4,000 Public Records
• 2011-10-03 Sold (Public Records) $3,000 Public Records
• 2009-07-13 Sold (Public Records) — Public Records