1101 Mimosa Ave · Alamogordo, NM 88310

$279,168

3 bd · 2.0 ba · 1,613 sqft · SingleFamily public records · 62 Days on market

Built 2000 7,797 sqft lot

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• 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

This 3-bedroom, 2-bath residence has been meticulously cared for It offers style, comfort with 16 in tile flooring throughout, with carpet found only in the bedrooms for added warmth & comfort. The inviting living area is highlighted by a beautiful stone-framed fireplace, creating a warm focal point that adds both character & charm-perfect for cozy evenings at home The kitchen comes fully equipped-all appliances except microwave convey, including the washer and dryer, water softener system—making this home truly move-in ready. Additional highlights include solid wood interior doors stained to match the window ledges, insulated garage door, updated appliances & tiled shower in on-suite. A prime location just minutes from local elementary, junior high, and high schools, a solid brick home with upgrades, excellent upkeep, & a location that supports both lifestyle and convenience, 1101 Mimosa Ave is a must see. Roof replaced Sept. 2020

Key facts

• 7,797 sq ft lot
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $39 ($473/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 $223k (20.2% below list).
• Recommended offer: $223k (20.2% below list) — sets the bar for 1% rule.

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); 449 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• At $2,228/mo this rent would consume 47% of the median local household income ($57k/yr) (locally 1231% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 62 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,804 (20.2% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 10.4

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-45,808
• Equity at exit: $41,625

10-year hold

• IRR: -11.0%
• Equity multiple: 0.37×
• Total profit: $-48,967
• Equity at exit: $24,137

Cash invested: $78,167 (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: 449
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,464
• Tax from tax record: −$140 /mo · $1,685/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $39

Break-even live

Break-even rent $2,178

Max offer price $279,168

Occupancy floor 93%

Sensitivity live

Price	-10% $197	-5% $118	+0% $39	+5% $-40	+10% $-119
Rent	-10% $-137	-5% $-49	+0% $39	+5% $127	+10% $215
Rate	-1.0pp $180	-0.5pp $110	base $39	+0.5pp $-33	+1.0pp $-107

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: $69,792
• Closing costs: $8,375
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 San Miguel Alamogordo, NM	3.0	2.0	1749	$2,500	$1.43	5d	1	0.08mi
917 Playa Azul St Alamogordo, NM	4.0	2.0	1978	$2,200	$1.11	45d	1	0.14mi
1245 La Sienna Alamogordo, NM	4.0	2.0	1962	$3,000	$1.53	25d	1	0.19mi
1441 Arroyo Seco Alamogordo, NM	4.0	2.0	1973	$1,900	$0.96	45d	1	0.57mi
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	5d	18	0.84mi
214 Ascot Parade Alamogordo, NM	4.0	2.0	1897	$2,100	$1.11	45d	1	0.91mi
1309 Jackson Ave Alamogordo, NM	4.0	2.0	1467	$1,500	$1.02	45d	1	1.05mi
323 Camino Real Alamogordo, NM	3.0	2.5	1848	$2,000	$1.08	16d	1	1.42mi
2637 Las Alturas Ct Alamogordo, NM	3.0	2.0	1366	$1,600	$1.17	45d	1	1.43mi

Listing history 7 events

1. 2026-05-19
   status Pending 974-char remark

   Show marketing remark (974 chars)

   This 3-bedroom, 2-bath residence has been meticulously cared for It offers style, comfort with 16 in tile flooring throughout, with carpet found only in the bedrooms for added warmth & comfort. The inviting living area is highlighted by a beautiful stone-framed fireplace, creating a warm focal point that adds both character & charm-perfect for cozy evenings at home The kitchen comes fully equipped-all appliances except microwave convey, including the washer and dryer, water softener system—making this home truly move-in ready. Additional highlights include solid wood interior doors stained to match the window ledges, insulated garage door, updated appliances & tiled shower in on-suite. A prime location just minutes from local elementary, junior high, and high schools, a solid brick home with upgrades, excellent upkeep, & a location that supports both lifestyle and convenience, 1101 Mimosa Ave is a must see. Roof replaced Sept. 2020

2. 2026-05-06
   price $279,168 974-char remark

   Show marketing remark (974 chars)

   This 3-bedroom, 2-bath residence has been meticulously cared for It offers style, comfort with 16 in tile flooring throughout, with carpet found only in the bedrooms for added warmth & comfort. The inviting living area is highlighted by a beautiful stone-framed fireplace, creating a warm focal point that adds both character & charm-perfect for cozy evenings at home The kitchen comes fully equipped-all appliances except microwave convey, including the washer and dryer, water softener system—making this home truly move-in ready. Additional highlights include solid wood interior doors stained to match the window ledges, insulated garage door, updated appliances & tiled shower in on-suite. A prime location just minutes from local elementary, junior high, and high schools, a solid brick home with upgrades, excellent upkeep, & a location that supports both lifestyle and convenience, 1101 Mimosa Ave is a must see. Roof replaced Sept. 2020

3. 2026-04-17
   price $289,168 974-char remark

   Show marketing remark (974 chars)

   This 3-bedroom, 2-bath residence has been meticulously cared for It offers style, comfort with 16 in tile flooring throughout, with carpet found only in the bedrooms for added warmth & comfort. The inviting living area is highlighted by a beautiful stone-framed fireplace, creating a warm focal point that adds both character & charm-perfect for cozy evenings at home The kitchen comes fully equipped-all appliances except microwave convey, including the washer and dryer, water softener system—making this home truly move-in ready. Additional highlights include solid wood interior doors stained to match the window ledges, insulated garage door, updated appliances & tiled shower in on-suite. A prime location just minutes from local elementary, junior high, and high schools, a solid brick home with upgrades, excellent upkeep, & a location that supports both lifestyle and convenience, 1101 Mimosa Ave is a must see. Roof replaced Sept. 2020

4. 2026-03-05
   listed $299,000 Active 974-char remark

   Show marketing remark (974 chars)

   This 3-bedroom, 2-bath residence has been meticulously cared for It offers style, comfort with 16 in tile flooring throughout, with carpet found only in the bedrooms for added warmth & comfort. The inviting living area is highlighted by a beautiful stone-framed fireplace, creating a warm focal point that adds both character & charm-perfect for cozy evenings at home The kitchen comes fully equipped-all appliances except microwave convey, including the washer and dryer, water softener system—making this home truly move-in ready. Additional highlights include solid wood interior doors stained to match the window ledges, insulated garage door, updated appliances & tiled shower in on-suite. A prime location just minutes from local elementary, junior high, and high schools, a solid brick home with upgrades, excellent upkeep, & a location that supports both lifestyle and convenience, 1101 Mimosa Ave is a must see. Roof replaced Sept. 2020

5. 2010-09-01
   soldstatus
6. 2010-08-31
   soldstatus 490-char remark

   Show marketing remark (490 chars)

   Beautiful home located in Mission Hills is vacant & move-in ready! This spacious 3 bedroom two bath has a $3500 allowance for carpet/paint or to cover closing fees. Vaulted ceilings and fireplace in living room, all new light fixtures, central vacuum system, and all appliances stay: dishwasher, refrigerator, oven, water softener, washer and dryer! Backyard has a nice covered patio with a sprinkler system and high block fence for privacy. All this and much more for a great price!

7. 2010-06-03
   listed $174,900 490-char remark

   Show marketing remark (490 chars)

   Beautiful home located in Mission Hills is vacant & move-in ready! This spacious 3 bedroom two bath has a $3500 allowance for carpet/paint or to cover closing fees. Vaulted ceilings and fireplace in living room, all new light fixtures, central vacuum system, and all appliances stay: dishwasher, refrigerator, oven, water softener, washer and dryer! Backyard has a nice covered patio with a sprinkler system and high block fence for privacy. All this and much more for a great price!

ⓘ 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: $1,685 · $140/mo
• Projected year-2 tax: $2,233 · $186/mo
• Expected delta: +$548/yr (+$46/mo · 32.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 25 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: $26,736
• − Mortgage interest: −$15,638
• − Property taxes: −$1,685
• − Insurance: −$1,396
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$8,121
• Taxable loss: −$4,381
• Est. tax savings @ 24.0%: +$1,052
• After-tax cash flow: $1,524/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

+59.6% since first listed

7 events — show timeline

• 2026-05-19 Pending — OCAOR
• 2026-05-06 Price Changed $279,168 OCAOR
• 2026-04-17 Price Changed $289,168 OCAOR
• 2026-03-05 Listed $299,000 OCAOR
• 2010-09-01 Sold (Public Records) — Public Records
• 2010-08-31 Sold (MLS) — OCAOR
• 2010-06-03 Listed $174,900 OCAOR

Property tax history

+2.2%/yr

Latest (2025): $1,685 · +3.5% YoY. Source: county tax records.