6 Straight Arrow Rd · Taos, NM 87529

$275,000

4 bd · 3.0 ba · 2,326 sqft · Other · 2 Days on market

Built 1995 2.00 ac lot

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 76'x28' manufactured home, spanning approximately 2,326 square feet, offers very nice views and an expansive open sky. With four bedrooms and three bathrooms, it provides ample room for your family and any future endeavors. The property features a second area on the north side, equipped with water and septic hookups, ideal for constructing or placing another manufactured home. Additionally, a detached, hand-built garage and a shed are conveniently located adjacent to the main residence. Upon entering, you are greeted by a generous sunroom that seamlessly transitions into the main living room through the front door. The expansive common areas, characterized by high ceilings, cr

Key facts

• Generous sunroom
• High ceilings
• Expansive open sky

Tags

• EXPANSIVE OPEN SKY
• WATER AND SEPTIC HOOKUPS
• DETACHED HAND BUILT GARAGE
• GENEROUS SUNROOM
• EXPANSIVE COMMON AREAS
• HIGH CEILINGS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $275k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (3.5% below list).
• Recommended offer: $265k (3.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#49 in NM) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B; Watch: housing D+, amenities D, crime F.
• Taos Municipal Schools (town): math 19% / reading 33% proficiency, ranked #43 of 95 in NM (top 45%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Ranchos De Taos Elementary (math 24% / reading 24%, grade F, #63 of 68 statewide, top 97%, 272 students, 100% FRL); Taos Middle (326 students, 100% FRL); Taos High (math 10% / reading 70%, grade F, #61 of 110 statewide, top 61%, 758 students, 100% FRL) — zoned schools average 100% FRL vs 77% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 149 active listings in the ZIP; 127 units permitted in Taos County in 2024 (0 in 5+ unit buildings).

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.
• Taos County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,339 (3.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.96% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.6

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-15,377
• Equity at exit: $41,003

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $23,850
• Equity at exit: $23,777

Cash invested: $77,000 (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 87529

• Home prices YoY: -17.3%
• Active inventory: 149
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,653 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $460

Break-even live

Break-even rent $2,071

Max offer price $275,000

Occupancy floor 78%

Sensitivity live

Price	-10% $616	-5% $538	+0% $460	+5% $382	+10% $304
Rent	-10% $251	-5% $355	+0% $460	+5% $565	+10% $670
Rate	-1.0pp $599	-0.5pp $530	base $460	+0.5pp $389	+1.0pp $316

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-06
   status Pending
2. 2026-03-06
   status Active
3. 2026-02-23
   status Pending
4. 2026-02-18
   listed $275,000 Active

ⓘ 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: $952 · $79/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: +$1,248/yr (+$104/mo · 131.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥89°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: $31,841
• − Mortgage interest: −$15,404
• − Property taxes: −$952
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,547
• − Management: −$2,547
• − Depreciation: −$8,000
• Taxable income: $1,015
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $5,278/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: Taos Municipal Schools
• NCES district ID: 3502520
• Math proficiency: 19% —
• Reading proficiency: 33% —
• Median HH income: $37,074
• Composite: 24.62/100
• National rank: #13051
• State rank: #43 of 95 in NM

Livability — Taos

• Score: 65/100
• State rank: #49
• US rank: #12910

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,872

Population outlook (Taos County) Hauer SSP2

• Today (2025): 32,771 people
• By 2030: 32,128 · -2.0%
• By 2040: 29,938 · -8.6%
• By 2050: 27,593 · -15.8%
• By 2075: 23,279 · -29.0%
• By 2100: 18,948 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 15% Native American 8%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 17% Lithuanian 4% Italian 2%
• Foreign-born: 7% · Canada
• Languages at home: 78% English-only · Spanish 17% French/Haitian/Cajun 1%

Political lean MEDSL · Taos

• 2024 margin: Solid D (+47.5) · D 72.4% · R 24.9% · Other 2.8%
• 2008→2024 swing: -17.4pp toward R · 2008: 64.8pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+54.8 2016: D+52.0 2012: D+60.2 2008: D+64.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.19%
• Current HPI: 192.6528
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-03-06 Pending — TCAR
• 2026-03-06 Relisted — TCAR
• 2026-02-23 Pending — TCAR
• 2026-02-18 Listed $275,000 TCAR

Property tax history

+9.7%/yr

Latest (2024): $952 · +0.4% YoY. Source: county tax records.