608A Del Rio St · Williamsburg, NM 87942

$185,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily · 132 Days on market

Built 1960

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This 3 bed 2 bath was remodeled in 2020, where they installed central heating and cooling. This cute home has non-bearing mulberry trees, a fenced back yard and a carport. Call to see this home today.

Key facts

• Pecan trees
• Garage
• Built 1960

Tags

• CENTRAL HEATING AND COOLING
• PECAN TREES

Property features AI

Finance

• Financial info: Annual taxes listed; Total rent reported: $1,200 (if used as a rental)

Exterior

• Parking: 1-car carport
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story property; Resale condition; Shingle roof
• Construction: Shingle roof; Builder: unknown
• Exterior features: Private yard; Lot approximately 0.26 acres; Property faces north; Entry level: 1

Interior

• Kitchen: Kitchen on main level; 10 x 10 kitchen (approximate)
• Bedrooms: Primary bedroom on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating with forced air; Combination heating system; Refrigerated cooling (air conditioning)
• Interior features: Sliding windows; Main level primary bedroom
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#151 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment D+, commute D, schools F.
• T Or C Municipal Schools (town): math 25% / reading 25% proficiency, ranked #29 of 29 in NM (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Sierra County population projected at -38% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($163k) 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.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.12% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.57×
• Total profit: $29,507
• Equity at exit: $66,156

10-year hold

• IRR: 14.5%
• Equity multiple: 2.81×
• Total profit: $93,949
• Equity at exit: $90,285

Cash invested: $51,800 (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 87942

• Home prices YoY: 1.0%
• Active inventory: 19
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,079 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $364

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 77%

Sensitivity live

Price	-10% $492	-5% $428	+0% $364	+5% $300	+10% $236
Rent	-10% $200	-5% $282	+0% $364	+5% $446	+10% $528
Rate	-1.0pp $457	-0.5pp $411	base $364	+0.5pp $316	+1.0pp $267

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $185,000 Active 132 DOM
2. 2026-06-17
   days on market $185,000 Active 131 DOM
3. 2026-06-16
   days on market $185,000 Active 130 DOM
4. 2026-06-15
   days on market $185,000 Active 129 DOM
5. 2026-06-14
   days on market $185,000 Active 127 DOM
6. 2026-06-13
   days on market $185,000 Active 126 DOM
7. 2026-06-10
   days on market $185,000 Active 124 DOM
8. 2026-06-09
   days on market $185,000 Active 123 DOM
9. 2026-06-08
   days on market $185,000 Active 122 DOM
10. 2026-06-07
    days on market $185,000 Active 121 DOM
11. 2026-06-02
    days on market $185,000 Active 116 DOM
12. 2026-06-01
    days on market $185,000 Active 115 DOM
13. 2026-05-31
    days on market $185,000 Active 114 DOM
14. 2026-05-30
    days on market $185,000 Active 113 DOM
15. 2026-02-09
    listed $185,000 Active
16. 2026-02-07
    listed $185,000 Active 200-char remark

    Show marketing remark (200 chars)

    This 3 bed 2 bath was remodeled in 2020, where they installed central heating and cooling. This cute home has non-bearing mulberry trees, a fenced back yard and a carport. Call to see this home today.

ⓘ 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: $24,952
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,996
• − Management: −$1,996
• − Depreciation: −$5,382
• Taxable income: $1,515
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $4,007/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: T Or C Municipal Schools
• NCES district ID: 3502610
• Math proficiency: 25% ▲ 1.00%
• Reading proficiency: 25% ▼ -7.00%
• Median HH income: $28,449
• Composite: 20.0/100
• National rank: #8666
• State rank: #29 of 29 in NM

Livability — Williamsburg

• Score: 58/100
• State rank: #151
• US rank: #21342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, NM
• Population (ZIP): 1,114

Population outlook (Sierra County) Hauer SSP2

• Today (2025): 9,498 people
• By 2030: 8,580 · -9.7%
• By 2040: 6,994 · -26.4%
• By 2050: 5,914 · -37.7%
• By 2075: 4,083 · -57.0%
• By 2100: 2,499 · -73.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 41% Two or more races 16%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 11% German 1% Romanian 1%
• Foreign-born: 20% · Canada
• Languages at home: 65% English-only · Spanish 35%

Political lean MEDSL · Sierra

• 2024 margin: R (+19.2) · D 39.2% · R 58.3% · Other 2.5%
• 2008→2024 swing: -7.1pp toward R · 2008: -12.1pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+21.5 2016: R+27.2 2012: R+18.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.31%
• Current HPI: 128.8108
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

2 events — show timeline

• 2026-02-09 Listed $185,000 Southwest MLS
• 2026-02-07 Listed $185,000 NMMLS