700 Carmen St · Williamsburg, NM 87942

$95,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 97 Days on market

Built 1997 Fair condition 5,000 sqft lot ↓ 15% 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 +5.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Room to Spare in this split bedroom 1997, 16'x80' MFH on a great corner location. This 3BRS, 2BA, home offers 1280 sq. ft. of spacious living from the inviting living room that flows into an impressive, cabinet-filled kitchen complete with all appliances, including a French-door refrigerator, serving counter, and formal dining area with breakfront - perfect for everyday living or entertaining. The primary suite is generously sized and includes a walk-in closet and a private full bath with dual sinks, a separate shower, and a relaxing garden tub. Additional highlights include refrigerated A/C, detached carport, covered deck entry, and workshop/storage building for projects or extra space. Si

Key facts

• Corner location
• Formal dining area
• Walk in closet

Tags

• CORNER LOCATION
• CABINET FILLED KITCHEN
• FRENCH DOOR REFRIGERATOR
• FORMAL DINING AREA
• WALK IN CLOSET
• PRIVATE FULL BATH

Property features AI

Exterior

• Parking: 1 total parking space; 1 covered space; 1-car garage; Detached carport
• Utilities: Public water; Sewer connected; Electricity connected; Natural gas available and connected
• Home design: Manufactured house (single wide); One story; Faces Central Ave; Residential property
• Construction: Built with frame and wood siding; Other/unknown construction materials; Metal roof; Single-story structure
• Exterior features: Covered patio/porch; Fenced yard (front and back); Chain link fence; Workshop (other structure)

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Pantry; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $86k (9.0% 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, crime 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.
• Zoned schools: T Or C Elementary (389 students, 100% FRL); T Or C Middle (283 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.18% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.31%
• DSCR: 2.97
• GRM: 3.8

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: 47.3%
• Equity multiple: 3.47×
• Total profit: $65,811
• Equity at exit: $33,972

10-year hold

• IRR: 48.8%
• Equity multiple: 6.93×
• Total profit: $157,630
• Equity at exit: $46,362

Cash invested: $26,600 (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: 3.8×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $982

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,048	-5% $1,015	+0% $982	+5% $949	+10% $917
Rent	-10% $818	-5% $900	+0% $982	+5% $1,064	+10% $1,146
Rate	-1.0pp $1,030	-0.5pp $1,006	base $982	+0.5pp $958	+1.0pp $933

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $95,000 Active 97 DOM
2. 2026-06-17
   days on market $95,000 Active 96 DOM
3. 2026-06-16
   days on market $95,000 Active 95 DOM
4. 2026-06-15
   days on market $95,000 Active 94 DOM
5. 2026-06-14
   days on market $95,000 Active 92 DOM
6. 2026-06-13
   days on market $95,000 Active 91 DOM
7. 2026-06-10
   days on market $95,000 Active 89 DOM
8. 2026-06-09
   days on market $95,000 Active 88 DOM
9. 2026-06-08
   days on market $95,000 Active 87 DOM
10. 2026-06-07
    days on market $95,000 Active 86 DOM
11. 2026-06-02
    days on market $95,000 Active 81 DOM
12. 2026-06-01
    days on market $95,000 Active 80 DOM
13. 2026-05-31
    days on market $95,000 Active 79 DOM
14. 2026-05-30
    days on market $95,000 Active 78 DOM
15. 2026-04-13
    price $110,000
16. 2026-04-04
    price $115,000
17. 2026-03-13
    listed $129,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,891
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$2,764
• Taxable income: $10,924
• Est. tax owed @ 24.0%: −$2,622
• After-tax cash flow: $9,164/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 · 14 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its interior and exterior to improve its condition and value. Key areas for improvement include new flooring, kitchen and bathroom updates, and exterior painting and landscaping.

Repairs flagged

• Major Carpet — Worn and in need of replacement.
• Moderate Kitchen cabinets — Dated appearance and wear.
• Moderate Bathroom fixtures — Worn and dated appearance.
• Moderate Exterior siding — Weathered appearance.
• Moderate Carport — Rust and wear visible.

Value-add opportunities

• Resale New flooring (carpet) — Fresh carpet will improve the home's appearance and appeal to potential buyers.
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms will significantly enhance the home's value and appeal.
• Both Exterior painting and landscaping — A fresh coat of paint and improved landscaping will boost both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Carpet · Worn and in need of replacement.	Major	$15,000–50,000
Kitchen cabinets · Dated appearance and wear.	Moderate	$3,000–15,000
Bathroom fixtures · Worn and dated appearance.	Moderate	$3,000–15,000
Exterior siding · Weathered appearance.	Moderate	$3,000–15,000
Carport · Rust and wear visible.	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$27,000–110,000

Value-add ROI direction

• Resale New flooring (carpet) — Fresh carpet will improve the home's appearance and appeal to potential buyers. ↑
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms will significantly enhance the home's value and appeal. ↑
• Both Exterior painting and landscaping — A fresh coat of paint and improved landscaping will boost both 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: 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

-15.3% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $110,000 NMMLS
• 2026-04-04 Price Changed $115,000 NMMLS
• 2026-03-13 Listed $129,900 NMMLS