2909 Harrison St · Clovis, NM 88101

$171,000

4 bd · 2.0 ba · 1,560 sqft · Other · 25 Days on market

Built 1960 6,900 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute, clean home with 3 bedrooms, 2 baths and an extra bonus room and a little office. All appliances stay! Lovely fenced back yard and covered porch, perfect for BBQs this Summer! Check it out today!

Key facts

• Private office space
• Covered porch
• Extra bonus room

Tags

• PRIVATE OFFICE SPACE
• COVERED PORCH
• FULLY ENCLOSED BACKYARD
• EXTRA BONUS ROOM

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 covered parking space / 1 garage space total)
• Utilities: Public water; Electricity connected; Sewer connected
• Home design: Single-family residence; One story / single level
• Construction: Brick and stucco construction
• Exterior features: Fenced backyard with wood fencing; Shingle roof

Interior

• Kitchen: Cooktop; Oven; Dishwasher; Refrigerator; Water heater
• Flooring: Laminate floors
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fan(s); Forced air heating; Wall furnace
• Interior features: Ceiling fans throughout; Blinds on windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $171k.

Deal economics

• At list price, monthly cash flow is $41 ($489/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 $139k (18.9% below list).
• Recommended offer: $139k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#171 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities F.
• Clovis Municipal Schools (town): math 31% / reading 49% proficiency, ranked #13 of 29 in NM (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sandia Elementary (329 students, 100% FRL); Marshall Middle (519 students, 100% FRL); Clovis High (math 31% / reading 49%, grade F, #60 of 110 statewide, top 54%, 1,544 students, 0% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 471 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Curry County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 $138,663 (18.9% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.54% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-21,538
• Equity at exit: $25,497

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $62
• Equity at exit: $14,785

Cash invested: $47,880 (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 88101

• Rents YoY: 5.5%
• Active inventory: 471
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,387 medium
• Mortgage (P&I): −$897
• Tax from tax record: −$87 /mo · $1,040/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $41

Break-even live

Break-even rent $1,335

Max offer price $171,000

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $89	+0% $41	+5% $-8	+10% $-56
Rent	-10% $-69	-5% $-14	+0% $41	+5% $96	+10% $150
Rate	-1.0pp $127	-0.5pp $84	base $41	+0.5pp $-4	+1.0pp $-49

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: $42,750
• Closing costs: $5,130
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
532 Circle Dr Clovis, NM	3.0	1.5	1114	$1,100	$0.99	45d	1	0.31mi
513 Tucker Ave Clovis, NM	3.0	2.0	1168	$1,150	$0.98	45d	1	0.45mi
1808 Debra St Clovis, NM	3.0	2.5	1412	$1,400	$0.99	45d	1	1.15mi

Listing history 13 events

1. 2026-06-22
   days on market $171,000 Active 25 DOM
2. 2026-06-19
   days on market $171,000 Active 22 DOM
3. 2026-06-18
   days on market $171,000 Active 21 DOM
4. 2026-06-17
   days on market $171,000 Active 20 DOM
5. 2026-06-16
   days on market $171,000 Active 19 DOM
6. 2026-06-15
   days on market $171,000 Active 18 DOM
7. 2026-06-14
   days on market $171,000 Active 16 DOM
8. 2026-06-12
   statusdays on market $171,000 Active 15 DOM
9. 2026-05-31
   status $171,000 Pending 12 DOM
10. 2026-05-30
    days on market $171,000 Active 12 DOM
11. 2026-05-18
    listed $171,000 Active
12. 2020-03-25
    soldstatus 206-char remark

    Show marketing remark (206 chars)

    Super cute, clean home with 3 bedrooms, 2 baths and an extra bonus room and a little office. All appliances stay! Lovely fenced back yard and covered porch, perfect for BBQs this Summer! Check it out today!

13. 2020-02-14
    listed $105,000 206-char remark

    Show marketing remark (206 chars)

    Super cute, clean home with 3 bedrooms, 2 baths and an extra bonus room and a little office. All appliances stay! Lovely fenced back yard and covered porch, perfect for BBQs this Summer! Check it out today!

ⓘ 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: $1,040 · $87/mo
• Projected year-2 tax: $1,368 · $114/mo
• Expected delta: +$328/yr (+$27/mo · 31.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,640
• − Mortgage interest: −$9,579
• − Property taxes: −$1,040
• − Insurance: −$855
• − Repairs & maintenance: −$1,331
• − Management: −$1,331
• − Depreciation: −$4,975
• Taxable loss: −$2,471
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,082/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: Clovis Municipal Schools
• NCES district ID: 3500570
• Math proficiency: 31% ▲ 6.00%
• Reading proficiency: 49% ▲ 14.00%
• Median HH income: $40,532
• Composite: 33.52/100
• National rank: #5435
• State rank: #13 of 29 in NM

Livability — Clovis

• Score: 56/100
• State rank: #171
• US rank: #22374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clovis, NM
• County: Curry County · 44,846 people
• City population: 44,846
• Metro: Clovis, NM
• Population (ZIP): 44,846
• Household income: $56,587
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1724.0

Population outlook (Curry County) Hauer SSP2

• Today (2025): 48,742 people
• By 2030: 47,759 · -2.0%
• By 2040: 45,444 · -6.8%
• By 2050: 42,403 · -13.0%
• By 2075: 33,878 · -30.5%
• By 2100: 22,414 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 47% White 42% Two or more races 14% Black 5% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 2% Romanian 2% Lithuanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 73% English-only · Spanish 25%

Political lean MEDSL · Curry

• 2024 margin: Solid R (+42.6) · D 27.8% · R 70.4% · Other 1.8%
• 2008→2024 swing: -8.5pp toward R · 2008: -34.1pp · 2024: -42.6pp
• All cycles: 2024: R+42.6 2020: R+40.6 2016: R+42.4 2012: R+38.6 2008: R+34.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.79%
• Current HPI: 121.1877
• Rent YoY: ▲ 5.54%
• Metro: Clovis, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+62.9% since first listed

3 events — show timeline

• 2026-05-18 Listed $171,000 NMMLS
• 2020-03-25 Sold (MLS) — NMMLS
• 2020-02-14 Listed $105,000 NMMLS

Property tax history

+1.6%/yr

Latest (2025): $1,040 · +3.6% YoY. Source: county tax records.