754A S Roosevelt Rd Q Unit 745b S Roosevelt Rd Q · Portales, NM 88130

$141,000

None bd · 2.0 ba · 1,024 sqft · Condo · 294 Days on market

Built 2002 Fair condition

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Rent growth +3.8/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2.524± Acre Property with Two Homes, Covered Stalls & Room to Expand – Near Portales & ENMU This 2.524± acre property offers an exceptional opportunity for comfortable living, livestock care, and potential rental income—all just minutes from Portales and Eastern New Mexico University (ENMU). Two Single-Wide Mobile Homes Included: Home A: 2 Bedrooms, 2 Bathrooms Home B: 2 Bedrooms, 1 Bathroom Both homes are equipped with central air conditioning, providing year-round comfort. Equestrian/Livestock Features: Eight 45' x 15' covered stalls, ideal for horses or other livestock Ample space available to add an arena or riding area to suit your needs Additional Highlights: Convenient blacktop road access Close proximity to ENMU – excellent investment or rental potential Full RV/travel trailer hookup on-site for added versatility Whether you're an equestrian enthusiast, investor, or someone looking for a rural property with room to grow, this listing combines functionality, location, and value. Don’t miss your chance to own a multi-use property with excellent access and endless potential.

Key facts

• Covered stalls
• Room to expand
• Built 2002

Tags

• COVERED STALLS
• ROOM TO EXPAND
• FULL RV TRAVEL TRAILER HOOKUP
• EQUESTRIAN LIVESTOCK FEATURES

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath condo listed at $141k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (35.7% below list).
• Recommended offer: $91k (35.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#63 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Portales Municipal Schools (town): math 17% / reading 57% proficiency, ranked #15 of 29 in NM (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+5.4%/yr); 128 active listings in the ZIP; 31 units permitted in Roosevelt County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $975 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Roosevelt County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 294 days — a 12% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,675 (35.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 294 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.64% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.84%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.06×
• Total profit: $-37,049
• Equity at exit: $21,024

10-year hold

• IRR: -18.8%
• Equity multiple: -0.11×
• Total profit: $-43,795
• Equity at exit: $12,191

Cash invested: $39,480 (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 88130

• Rents YoY: 5.4%
• Active inventory: 128
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$739
• Tax est. 1.5%: −$176 /mo · $2,115/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-258

Break-even live

Break-even rent $1,233

Max offer price $103,654

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-209	+0% $-258	+5% $-307	+10% $-356
Rent	-10% $-330	-5% $-294	+0% $-258	+5% $-222	+10% $-186
Rate	-1.0pp $-187	-0.5pp $-222	base $-258	+0.5pp $-295	+1.0pp $-332

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-19
   days on market $141,000 Active 294 DOM
2. 2026-06-18
   days on market $141,000 Active 293 DOM
3. 2026-06-17
   days on market $141,000 Active 292 DOM
4. 2026-06-16
   days on market $141,000 Active 291 DOM
5. 2026-06-15
   days on market $141,000 Active 290 DOM
6. 2026-06-14
   days on market $141,000 Active 288 DOM
7. 2026-06-12
   days on market $141,000 Active 287 DOM
8. 2026-06-09
   days on market $141,000 Active 284 DOM
9. 2026-06-08
   days on market $141,000 Active 283 DOM
10. 2026-06-07
    days on market $141,000 Active 282 DOM
11. 2026-06-05
    days on market $141,000 Active 279 DOM
12. 2026-06-03
    days on market $141,000 Active 278 DOM
13. 2026-06-02
    days on market $141,000 Active 277 DOM
14. 2026-06-01
    days on market $141,000 Active 276 DOM
15. 2026-05-31
    days on market $141,000 Active 275 DOM
16. 2026-05-30
    days on market $141,000 Active 274 DOM
17. 2025-08-29
    listed $141,000 Active 1156-char remark

    Show marketing remark (1156 chars)

    2.524± Acre Property with Two Homes, Covered Stalls & Room to Expand – Near Portales & ENMU This 2.524± acre property offers an exceptional opportunity for comfortable living, livestock care, and potential rental income—all just minutes from Portales and Eastern New Mexico University (ENMU). Two Single-Wide Mobile Homes Included: Home A: 2 Bedrooms, 2 Bathrooms Home B: 2 Bedrooms, 1 Bathroom Both homes are equipped with central air conditioning, providing year-round comfort. Equestrian/Livestock Features: Eight 45' x 15' covered stalls, ideal for horses or other livestock Ample space available to add an arena or riding area to suit your needs Additional Highlights: Convenient blacktop road access Close proximity to ENMU – excellent investment or rental potential Full RV/travel trailer hookup on-site for added versatility Whether you're an equestrian enthusiast, investor, or someone looking for a rural property with room to grow, this listing combines functionality, location, and value. Don’t miss your chance to own a multi-use property with excellent access and endless potential.

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

Taxation est. · year 1

• Rental income: $10,881
• − Mortgage interest: −$7,898
• − Property taxes: −$2,115
• − Insurance: −$705
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$4,102
• Taxable loss: −$5,680
• Est. tax savings @ 24.0%: +$1,363
• After-tax cash flow: $-1,734/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The property requires significant repairs and maintenance, including roof replacement, exterior siding and fencing repair, and landscaping. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The independent satellite image shows visible wear and tear on the flat roof, indicating potential damage or need for replacement.
• Major exterior siding — The exterior siding appears weathered and in need of repainting or replacement.
• Major fencing — The fencing is in poor condition, with visible damage and missing sections.
• Major flooring — The interior flooring appears to be carpeted and in need of cleaning or replacement.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and increase its resale value.
• Resale exterior siding and fencing repair/replacement — Repairing or replacing the exterior siding and fencing would improve the home's curb appeal and increase its resale value.
• Both landscaping — Landscaping would improve the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent satellite image shows visible wear and tear on the flat roof, indicating potential damage or need for replacement.	Major	$15,000–50,000
exterior siding · The exterior siding appears weathered and in need of repainting or replacement.	Major	$15,000–50,000
fencing · The fencing is in poor condition, with visible damage and missing sections.	Major	$15,000–50,000
flooring · The interior flooring appears to be carpeted and in need of cleaning or replacement.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's curb appeal and increase its resale value. ↑
• Resale exterior siding and fencing repair/replacement — Repairing or replacing the exterior siding and fencing would improve the home's curb appeal and increase its resale value. ↑
• Both landscaping — Landscaping would improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Portales Municipal Schools
• NCES district ID: 3502100
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 57% ▲ 20.00%
• Median HH income: $36,151
• Composite: 30.52/100
• National rank: #6209
• State rank: #15 of 29 in NM

Livability — Portales

• Score: 64/100
• State rank: #63
• US rank: #13640

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Roosevelt County · 17,842 people
• City population: 17,842
• Metro: Portales, NM
• Population (ZIP): 17,842
• Household income: $52,434
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 574.0

Population outlook (Roosevelt County) Hauer SSP2

• Today (2025): 16,821 people
• By 2030: 15,818 · -6.0%
• By 2040: 13,766 · -18.2%
• By 2050: 12,152 · -27.8%
• By 2075: 9,601 · -42.9%
• By 2100: 8,241 · -51.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 48% Hispanic / Latino 45% Two or more races 18% Native American 1%
• Hispanic origin (detail): Mexican 39% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Roosevelt

• 2024 margin: Solid R (+43.2) · D 27.4% · R 70.6% · Other 2.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -29.9pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+42.9 2016: R+41.3 2012: R+38.9 2008: R+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.72%
• Current HPI: 108.0555
• Rent YoY: ▲ 5.38%
• Metro: Portales, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-08-29 Listed $141,000 NMMLS