104 Calle Diaz · Sunland Park, NM 88063

$110,000

4 bd · 2.0 ba · 1,501 sqft · SingleFamily public records · 28 Days on market

Built 1993 1,944 sqft lot ↓ 12% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

$73/Sqft plus low New Mexico property taxes. This home features two living areas, one bedroom and full bathroom downstaris, two bedrooms and bathroom upstaris, living dining combo, good size kitchen with plenty of cabinets, utility room, side by side front balcony, roof shingles replaced approximately 2017, next to Mender Park, Easy access to Loop 375, I-10, Paisano Dr, and McNutt Rd, HOME NEEDS TLC. SOLD AS IS

Key facts

• 1,944 sq ft lot
• Built 1993
• Listed 27 days

Property features AI

Finance

• Other: Property listed as fixer upper
• HOA & community: No HOA fees

Exterior

• Utilities: Community sewer
• Home design: Single family residence
• Construction: Brick veneer construction; Shingle, pitched roof
• Exterior features: Walled backyard

Interior

• Kitchen: Free-standing gas oven
• Flooring: Tile flooring; Carpet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Living and dining room combo; Windows: see remarks

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#125 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: schools F, amenities F, commute F.
• Gadsden Independent Schools (rural): math 20% / reading 34% proficiency, ranked #21 of 29 in NM (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k appreciation (1.6% local appreciation)).
• At projected returns (1.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($108k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $152/mo.
• Climate carrying-cost: in FEMA flood zone AH (mandatory federal flood insurance); extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.64% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.32×
• Total profit: $40,599
• Equity at exit: $41,146

10-year hold

• IRR: 27.1%
• Equity multiple: 4.44×
• Total profit: $105,823
• Equity at exit: $57,576

Cash invested: $30,800 (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 88063

• Home prices YoY: 0.6%
• Active inventory: 143
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$46
• Flood insurance flood zone: −$152 /mo · $1,824/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $551

Break-even live

Break-even rent $1,103

Max offer price $110,000

Occupancy floor 64%

Sensitivity live

Price	-10% $613	-5% $582	+0% $551	+5% $519	+10% $488
Rent	-10% $408	-5% $479	+0% $551	+5% $622	+10% $693
Rate	-1.0pp $606	-0.5pp $579	base $551	+0.5pp $522	+1.0pp $493

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
293 Atlantic Rd Unit B El Paso, TX	3.0	2.0	1865	$1,800	$0.97	44d	1	1.42mi

Listing history 21 events

1. 2026-06-19
   days on market $110,000 Active 28 DOM
2. 2026-06-18
   days on market $110,000 Active 27 DOM
3. 2026-06-17
   days on market $110,000 Active 26 DOM
4. 2026-06-16
   days on market $110,000 Active 25 DOM
5. 2026-06-15
   days on market $110,000 Active 24 DOM
6. 2026-06-14
   days on market $110,000 Active 22 DOM
7. 2026-06-13
   days on market $110,000 Active 21 DOM
8. 2026-06-10
   days on market $110,000 Active 19 DOM
9. 2026-06-09
   days on market $110,000 Active 18 DOM
10. 2026-06-08
    days on market $110,000 Active 17 DOM
11. 2026-06-07
    days on market $110,000 Active 16 DOM
12. 2026-06-05
    days on market $110,000 Active 13 DOM
13. 2026-06-02
    days on market $110,000 Active 11 DOM
14. 2026-06-01
    days on market $110,000 Active 10 DOM
15. 2026-05-31
    days on market $110,000 Active 9 DOM
16. 2026-05-30
    days on market $110,000 Active 8 DOM
17. 2026-05-22
    listed $110,000 Active
18. 2026-04-14
    historical
19. 2025-11-26
    price $115,000
20. 2025-07-15
    listed $125,000 Active
21. 2010-06-15
    soldstatus

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,160 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AH · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$6,162
• − Property taxes: −$1,160
• − Insurance: −$2,374
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,200
• Taxable income: $5,248
• Est. tax owed @ 24.0%: −$1,259
• After-tax cash flow: $5,348/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: Gadsden Independent Schools
• NCES district ID: 3501080
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $28,461
• Composite: 21.6/100
• National rank: #8298
• State rank: #21 of 29 in NM

Livability — Sunland Park

• Score: 59/100
• State rank: #125
• US rank: #20003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunland Park, NM
• City population: 11,282
• Population (ZIP): 11,282

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 37% White 4%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 29% · Canada
• Languages at home: 12% English-only · Spanish 88%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.62%
• Current HPI: 257.9938
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.0% since first listed

5 events — show timeline

• 2026-05-22 Listed $110,000 GEPARMLS
• 2026-04-14 Listing Removed — GEPARMLS
• 2025-11-26 Price Changed $115,000 GEPARMLS
• 2025-07-15 Listed $125,000 GEPARMLS
• 2010-06-15 Sold (Public Records) — Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,160 · +2.8% YoY. Source: county tax records.