310 W 1st St · Roswell, NM 88203

$124,900

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 119 Days on market

Built 1908 2,250 sqft lot ↓ 2% 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).

• Cash flow +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy little duplex is full of recent updates. New paint on both the inside and outside. As well as in the garage and basement. 2 new window AC/Heating units. They are currently not in the windows. They are in the closet for the buyer to put in when they are ready. A new floor heater as well. It has a bonus room that can be used as a sunroom or a bedroom. New double paned windows as well as new carpet in the bonus room. Original hardwood floors in the rest of the home except for the bathroom which has tile. The washer hookup is in the garage. This is a cozy little home just waiting for some company:)

Key facts

• Recent updates
• New paint
• New floor heater

Tags

• RECENT UPDATES
• NEW PAINT
• NEW WINDOW AC HEATING UNITS
• NEW FLOOR HEATER
• BONUS ROOM
• NEW DOUBLE PANED WINDOWS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $103k (17.3% below list).
• Recommended offer: $103k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#8 in NM, #4,339 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Roswell Independent Schools (town): math 11% / reading 52% proficiency, ranked #16 of 29 in NM (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Missouri Ave Elementary (math 12% / reading 57%, grade F, #46 of 68 statewide, top 67%, 301 students, 100% FRL); Mesa Middle (math 6% / reading 41%, grade F, #22 of 27 statewide, top 81%, 422 students, 100% FRL); Goddard High (math 32% / reading 52%, grade F, #59 of 110 statewide, top 53%, 1,155 students, 0% FRL).
• Market conditions: 181 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 88 units permitted in Chaves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,330 (17.3% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-14,960
• Equity at exit: $18,623

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-6,410
• Equity at exit: $10,799

Cash invested: $34,972 (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 88203

• Home prices YoY: -34.1%
• Active inventory: 181
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $84

Break-even live

Break-even rent $927

Max offer price $124,900

Occupancy floor 87%

Sensitivity live

Price	-10% $155	-5% $119	+0% $84	+5% $49	+10% $13
Rent	-10% $2	-5% $43	+0% $84	+5% $125	+10% $166
Rate	-1.0pp $147	-0.5pp $116	base $84	+0.5pp $52	+1.0pp $19

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 W 13th St Apt A Roswell, NM	1.0	1.0	650	$800	$1.23	45d	1	1.13mi
602 S Woody Dr Unit A Roswell, NM	1.0	1.0	550	$1,150	$2.09	45d	1	1.23mi

Listing history 5 events

1. 2026-04-25
   status Pending
2. 2026-02-25
   status Active
3. 2026-02-04
   status Pending
4. 2025-12-18
   price $124,900
5. 2025-12-05
   listed $128,000 Active

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $999 · $83/mo
• Expected delta: +$695/yr (+$58/mo · 228.1%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 18 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: $12,400
• − Mortgage interest: −$6,996
• − Property taxes: −$305
• − Insurance: −$624
• − Repairs & maintenance: −$992
• − Management: −$992
• − Depreciation: −$3,633
• Taxable loss: −$1,143
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,281/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: Roswell Independent Schools
• NCES district ID: 3502250
• Math proficiency: 11% ▼ -9.00%
• Reading proficiency: 52% ▲ 23.00%
• Median HH income: $38,848
• Composite: 26.21/100
• National rank: #7262
• State rank: #16 of 29 in NM

Livability — Roswell

• Score: 75/100
• State rank: #8
• US rank: #4339

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roswell, NM
• County: Chaves County · 56,277 people
• City population: 56,277
• Metro: Roswell, NM
• Population (ZIP): 28,753
• Household income: $42,207
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 995.0

Population outlook (Chaves County) Hauer SSP2

• Today (2025): 66,122 people
• By 2030: 66,351 · +0.3%
• By 2040: 66,818 · +1.1%
• By 2050: 66,928 · +1.2%
• By 2075: 65,474 · -1.0%
• By 2100: 58,943 · -10.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (65%)
• Race & ethnicity: Hispanic / Latino 65% White 31% Two or more races 22% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 58%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 62% English-only · Spanish 38%

Political lean MEDSL · Chaves

• 2024 margin: Solid R (+44.8) · D 26.8% · R 71.6% · Other 1.6%
• 2008→2024 swing: -20.2pp toward R · 2008: -24.7pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+41.3 2016: R+36.4 2012: R+32.4 2008: R+24.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.30%
• Current HPI: 151.1401
• Rent YoY: —
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-2.4% since first listed

5 events — show timeline

• 2026-04-25 Pending — NMMLS
• 2026-02-25 Relisted — NMMLS
• 2026-02-04 Pending — NMMLS
• 2025-12-18 Price Changed $124,900 NMMLS
• 2025-12-05 Listed $128,000 NMMLS

Property tax history

+1.6%/yr

Latest (2025): $305 · -0.9% YoY. Source: county tax records.