1433 Sheldon St · Clovis, NM 88101

$67,000

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 252 Days on market

Built 1940 7,000 sqft lot $67/sqft · 50% below area Est $134k · 50% under ↓ 25% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

Key facts

• 7,000 sq ft lot
• Garage
• Built 1940

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $459 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $463 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 252 days — a 12% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 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 1940 — 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: 1.67% ✓
• Cap rate: 14.51%
• Cash-on-cash: 29.35%
• DSCR: 2.31
• GRM: 5.0

CMA / ARV

• ARV (median comp): $133,710
• List price: $67,000
• Delta: -49.89%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 2.13×
• Total profit: $21,291
• Equity at exit: $9,990

10-year hold

• IRR: 35.6%
• Equity multiple: 4.67×
• Total profit: $68,826
• Equity at exit: $5,793

Cash invested: $18,760 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$351
• Tax from tax record: −$47 /mo · $559/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $459

Break-even live

Break-even rent $539

Max offer price $67,000

Occupancy floor 54%

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 State Ave Clovis, NM	2.0	1.0	816	$2,000	$2.45	44d	1	0.67mi
401 E 5th St Unit 5 Clovis, NM	2.0	1.0	800	$850	$1.06	44d	1	0.73mi
2517 Ross St Clovis, NM	2.0	1.0	991	$950	$0.96	44d	1	0.74mi
2100 Mitchell St Unit 14 Clovis, NM	2.0	1.0	743	$750	$1.01	44d	1	0.79mi
2112 Fred Daugherty Ave Apt C Clovis, NM	2.0	1.0	900	$925	$1.03	44d	1	1.22mi
117 Townsgate Plz Unit I Clovis, NM	1.0	1.0	853	$1,000	$1.17	44d	1	1.29mi
3205 N Main St Unit 301 Clovis, NM	3.0	2.0	1017	$1,350	$1.33	44d	1	1.32mi
2101 Bobwhite Ct Unit B Clovis, NM	2.0	2.0	981	$1,200	$1.22	44d	1	1.38mi
2365 Marlene Blvd Unit B Clovis, NM	2.0	2.0	956	$2,000	$2.09	44d	1	1.42mi
2412 E 14th St Unit 2412-2 Clovis, NM	1.0	1.0	700	$1,050	$1.50	44d	1	1.43mi
2500 E 14th St Unit 2502-B Clovis, NM	2.0	1.0	900	$1,195	$1.33	44d	1	1.45mi

Listing history 23 events

1. 2026-06-19
   days on market $67,000 Active 252 DOM
2. 2026-06-18
   days on market $67,000 Active 251 DOM
3. 2026-06-17
   days on market $67,000 Active 250 DOM
4. 2026-06-16
   days on market $67,000 Active 249 DOM
5. 2026-06-15
   days on market $67,000 Active 248 DOM
6. 2026-06-14
   days on market $67,000 Active 246 DOM
7. 2026-06-12
   days on market $67,000 Active 245 DOM
8. 2026-06-09
   days on market $67,000 Active 242 DOM
9. 2026-06-08
   days on market $67,000 Active 241 DOM
10. 2026-06-07
    days on market $67,000 Active 240 DOM
11. 2026-06-03
    days on market $67,000 Active 236 DOM
12. 2026-06-02
    days on market $67,000 Active 235 DOM
13. 2026-06-01
    days on market $67,000 Active 234 DOM
14. 2026-05-31
    days on market $67,000 Active 233 DOM
15. 2026-05-30
    days on market $67,000 Active 232 DOM
16. 2026-03-27
    status Active 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

17. 2026-03-27
    price $67,000 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

18. 2026-03-25
    historical 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

19. 2026-02-25
    status Pending 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

20. 2025-11-14
    price $69,900 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

21. 2025-09-24
    price $79,900 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

22. 2025-09-11
    listed $89,900 Active 123-char remark

    Show marketing remark (123 chars)

    Cute Home with some fresh paint, Still some work to be done but this home could easily be made just what you want it to be.

23. 2006-10-03
    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: $559 · $47/mo
• Projected year-2 tax: $559 · $47/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 2/10 Low FEMA zone X (unshaded) · 6% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $13,437
• − Mortgage interest: −$3,753
• − Property taxes: −$559
• − Insurance: −$335
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$1,949
• Taxable income: $4,691
• Est. tax owed @ 24.0%: −$1,126
• After-tax cash flow: $4,379/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

-25.5% since first listed

8 events — show timeline

• 2026-03-27 Relisted — NMMLS
• 2026-03-27 Price Changed $67,000 NMMLS
• 2026-03-25 Delisted — NMMLS
• 2026-02-25 Pending — NMMLS
• 2025-11-14 Price Changed $69,900 NMMLS
• 2025-09-24 Price Changed $79,900 NMMLS
• 2025-09-11 Listed $89,900 NMMLS
• 2006-10-03 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $559 · +5.1% YoY. Source: county tax records.