2000 E 1st St · Alamogordo, NM 88310

$52,000

3 bd · 2.0 ba · 1,012 sqft · Manufactured · 37 Days on market

Built 2000 Poor condition

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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
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a doublewide located at lot G-1 in Desert Palms 55+ Mobile home park. Its a 3 Bedroom, 2.25 bath home. Split bedroom floor plan with a great deck on the front and covered parking in the back. Master cool. Newer roof. Water heater just 2 years old. Nice views from this home. Park pays water. Access to the clubhouse and beautiful pool.

Key facts

• Access to pool
• Built 2000
• Listed 37 days

Tags

• ACCESS TO POOL
• ACCESS TO EXERCISE ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $52k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 444 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($50k) 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 flood risk; extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 3.32% ✓
• Cap rate: 29.46%
• Cash-on-cash: 82.72%
• DSCR: 4.68
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 81.5%
• Equity multiple: 4.65×
• Total profit: $53,214
• Equity at exit: $7,753

10-year hold

• IRR: 84.5%
• Equity multiple: 9.21×
• Total profit: $119,524
• Equity at exit: $4,496

Cash invested: $14,560 (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 88310

• Rents YoY: 1.6%
• Active inventory: 444
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,725 high
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $1,004

Break-even live

Break-even rent $455

Max offer price $52,000

Occupancy floor 37%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	3d	18	0.17mi
2637 Las Alturas Ct Alamogordo, NM	3.0	2.0	1366	$1,600	$1.17	43d	1	0.74mi
1309 Jackson Ave Alamogordo, NM	4.0	2.0	1467	$1,500	$1.02	43d	1	0.75mi
1905 12th St Alamogordo, NM	2.0	1.0	704	$850	$1.21	14d	1	0.97mi
1301 Fillmore Ave Alamogordo, NM	2.0	1.0	967	$1,095	$1.13	44d	2	1.00mi
2300 Aspen Dr Alamogordo, NM	3.0	2.0	1368	$1,400	$1.02	3d	1	1.11mi
1301 Jefferson Ave Unit LAST ONE AVAILABLE!! Alamogordo, NM	2.0	2.0	892	$1,425	$1.60	3d	1	1.17mi
1514 Utah Ave Alamogordo, NM	2.0	1.0	1119	$1,450	$1.30	14d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $52,000 Active 37 DOM
2. 2026-06-17
   days on market $52,000 Active 36 DOM
3. 2026-06-16
   days on market $52,000 Active 35 DOM
4. 2026-06-15
   days on market $52,000 Active 34 DOM
5. 2026-06-13
   days on market $52,000 Active 32 DOM
6. 2026-06-13
   days on market $52,000 Active 31 DOM
7. 2026-06-10
   days on market $52,000 Active 29 DOM
8. 2026-06-09
   days on market $52,000 Active 28 DOM
9. 2026-06-08
   days on market $52,000 Active 27 DOM
10. 2026-06-07
    days on market $52,000 Active 26 DOM
11. 2026-06-05
    days on market $52,000 Active 23 DOM
12. 2026-06-03
    days on market $52,000 Active 22 DOM
13. 2026-06-03
    days on market $52,000 Active 21 DOM
14. 2026-06-01
    days on market $52,000 Active 20 DOM
15. 2026-05-31
    days on market $52,000 Active 19 DOM
16. 2026-05-12
    listed $52,000 Active 115-char remark
17. 2022-07-08
    soldstatus 343-char remark

    Show marketing remark (343 chars)

    This is a doublewide located at lot G-1 in Desert Palms 55+ Mobile home park. Its a 3 Bedroom, 2.25 bath home. Split bedroom floor plan with a great deck on the front and covered parking in the back. Master cool. Newer roof. Water heater just 2 years old. Nice views from this home. Park pays water. Access to the clubhouse and beautiful pool.

18. 2020-08-19
    listed $34,900 343-char remark

    Show marketing remark (343 chars)

    This is a doublewide located at lot G-1 in Desert Palms 55+ Mobile home park. Its a 3 Bedroom, 2.25 bath home. Split bedroom floor plan with a great deck on the front and covered parking in the back. Master cool. Newer roof. Water heater just 2 years old. Nice views from this home. Park pays water. Access to the clubhouse and beautiful pool.

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 25 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: $20,705
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$1,513
• Taxable income: $11,927
• Est. tax owed @ 24.0%: −$2,862
• After-tax cash flow: $9,182/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home is in poor condition with significant clutter in the kitchen and bathroom. Extensive repairs and maintenance are needed to improve its condition and value.

Repairs flagged

• Major cluttered kitchen — Kitchen counter is cluttered with various items, indicating significant disorganization and potential health hazards.

Value-add opportunities

• Both clearing clutter from kitchen and bathroom — Clearing clutter from the kitchen and bathroom would improve the home's appearance and functionality, making it more appealing for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
cluttered kitchen · Kitchen counter is cluttered with various items, indicating significant disorganization and potential health hazards.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both clearing clutter from kitchen and bathroom — Clearing clutter from the kitchen and bathroom would improve the home's appearance and functionality, making it more appealing for both resale and rental. ↑

ⓘ 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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+49.0% since first listed

3 events — show timeline

• 2026-05-12 Listed $52,000 FSBO.com
• 2022-07-08 Sold (MLS) — OCAOR
• 2020-08-19 Listed $34,900 OCAOR