1325 Piedmont Dr · Clovis, NM 88101

$249,000

4 bd · 3.0 ba · 2,587 sqft · SingleFamily · 322 Days on market

Built 1962 $96/sqft · 26% below area Est $336k · 26% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• DSCR +2.9/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 3-bathroom home with 2,587 sq ft, built in 1962 and full of character. This well-maintained property offers two living areas, a formal dining room, and a bonus sunroom—great for relaxing or entertaining. Located on a large corner lot, it also includes two workshops and a storage building, providing plenty of space for projects, hobbies, or storage needs.

Key facts

• Formal dining room
• Large corner lot
• Two workshops

Tags

• TWO LIVING AREAS
• FORMAL DINING ROOM
• BONUS SUNROOM
• LARGE CORNER LOT
• TWO WORKSHOPS
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-143 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (29.7% below list).
• Recommended offer: $175k (29.7% 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-, schools F, crime 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.
• Market conditions: Rents rising fast (+5.5%/yr); 464 active listings in the ZIP; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 322 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $175,011 (29.7% 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 322 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.9

CMA / ARV

• ARV (median comp): $336,044
• List price: $249,000
• Delta: -25.90%
• Verdict: UNDERPRICED
• Comps: 9 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-44,984
• Equity at exit: $37,127

10-year hold

• IRR: -6.4%
• Equity multiple: 0.55×
• Total profit: $-31,480
• Equity at exit: $21,529

Cash invested: $69,720 (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: 464
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $-143

Break-even live

Break-even rent $1,932

Max offer price $223,682

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-73	+0% $-143	+5% $-214	+10% $-284
Rent	-10% $-282	-5% $-212	+0% $-143	+5% $-74	+10% $-5
Rate	-1.0pp $-18	-0.5pp $-80	base $-143	+0.5pp $-208	+1.0pp $-273

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $249,000 Active 322 DOM
2. 2026-06-18
   days on market $249,000 Active 321 DOM
3. 2026-06-17
   days on market $249,000 Active 320 DOM
4. 2026-06-16
   days on market $249,000 Active 319 DOM
5. 2026-06-15
   days on market $249,000 Active 318 DOM
6. 2026-06-14
   days on market $249,000 Active 316 DOM
7. 2026-06-12
   statusdays on market $249,000 Active 315 DOM
8. 2026-05-12
   status Pending 382-char remark

   Show marketing remark (382 chars)

   Spacious 4-bedroom, 3-bathroom home with 2,587 sq ft, built in 1962 and full of character. This well-maintained property offers two living areas, a formal dining room, and a bonus sunroom—great for relaxing or entertaining. Located on a large corner lot, it also includes two workshops and a storage building, providing plenty of space for projects, hobbies, or storage needs.

9. 2026-04-13
   price $249,000 382-char remark

   Show marketing remark (382 chars)

   Spacious 4-bedroom, 3-bathroom home with 2,587 sq ft, built in 1962 and full of character. This well-maintained property offers two living areas, a formal dining room, and a bonus sunroom—great for relaxing or entertaining. Located on a large corner lot, it also includes two workshops and a storage building, providing plenty of space for projects, hobbies, or storage needs.

10. 2025-07-03
    listed $265,000 Active 382-char remark

    Show marketing remark (382 chars)

    Spacious 4-bedroom, 3-bathroom home with 2,587 sq ft, built in 1962 and full of character. This well-maintained property offers two living areas, a formal dining room, and a bonus sunroom—great for relaxing or entertaining. Located on a large corner lot, it also includes two workshops and a storage building, providing plenty of space for projects, hobbies, or storage needs.

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: +$596/yr (+$50/mo · 42.6%)

ⓘ 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 3/10 Moderate
• 🌡 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: $21,001
• − Mortgage interest: −$13,948
• − Property taxes: −$1,396
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$7,244
• Taxable loss: −$6,192
• Est. tax savings @ 24.0%: +$1,486
• After-tax cash flow: $-234/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

-6.0% since first listed

3 events — show timeline

• 2026-05-12 Pending — NMMLS
• 2026-04-13 Price Changed $249,000 NMMLS
• 2025-07-03 Listed $265,000 NMMLS

Property tax history

+4.2%/yr

Latest (2025): $1,396 · +4.0% YoY. Source: county tax records.