1600 N Delaware Ave · Roswell, NM 88201

$115,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 68 Days on market

Built 1949 7,200 sqft lot $138/sqft · 100% above area

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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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cozy bungalow, perfectly situated on a desirable corner lot. This adorable 2-bedroom, 1-bath property offers comfort, convenience, and modern efficiency. Enjoy the spacious living room and the bright, functional eat-in kitchen, ideal for daily living. The home features a mix of classic wood, durable tile, and soft carpet flooring throughout, providing a warm and inviting feel. A standout feature is the installed solar system, offering significant energy savings and peace of mind! The buyer will assume the existing solar note of only $120 per month. This is a fantastic opportunity for energy-conscious buyers looking for an affordable, low-maintenance home.

Key facts

• Corner lot
• 7,200 sq ft lot
• Garage

Tags

• CORNER LOT
• INSTALLED SOLAR SYSTEM
• FUNCTIONAL EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $104k (10.0% below list).
• Recommended offer: $104k (10.0% 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, schools F, crime 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.
• Market conditions: Rents rising fast (+4.3%/yr); 248 active listings in the ZIP; 5 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; 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,507 (10.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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: 0.90% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 9.3

CMA / ARV

• ARV (median comp): $57,547
• List price: $115,000
• Delta: 99.84%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 N Maple St	0.36mi	1/1.0 (-1)	924 (+11%)	6mo	$20,000	$22	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.32% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-10,349
• Equity at exit: $17,147

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $5,633
• Equity at exit: $9,943

Cash invested: $32,200 (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 88201

• Rents YoY: 4.3%
• Active inventory: 248
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,035 high
• Mortgage (P&I): −$603
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $109

Break-even live

Break-even rent $897

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	43d	1	0.28mi
609 W 11th St Roswell, NM	1.0	1.0	971	$850	$0.88	43d	1	0.58mi
208 W 8th St Unit 003 Roswell, NM	2.0	1.0	850	$900	$1.06	43d	1	1.01mi
1600 N Sycamore Ave Roswell, NM	1.0–2.0	1.0–2.0	813	$1,575	$1.94	43d	9	1.29mi
2604 N Grand Ave Unit A A Roswell, NM	2.0	2.0	850	$1,000	$1.18	43d	1	1.41mi

Listing history 23 events

1. 2026-06-15
   status $115,000 Pending 68 DOM
2. 2026-06-15
   days on market $115,000 Active 68 DOM
3. 2026-06-14
   days on market $115,000 Active 66 DOM
4. 2026-06-12
   days on market $115,000 Active 65 DOM
5. 2026-06-09
   days on market $115,000 Active 62 DOM
6. 2026-06-08
   days on market $115,000 Active 61 DOM
7. 2026-06-07
   days on market $115,000 Active 60 DOM
8. 2026-06-05
   days on market $115,000 Active 57 DOM
9. 2026-06-03
   days on market $115,000 Active 56 DOM
10. 2026-06-02
    days on market $115,000 Active 55 DOM
11. 2026-06-01
    days on market $115,000 Active 54 DOM
12. 2026-05-31
    days on market $115,000 Active 53 DOM
13. 2026-05-30
    days on market $115,000 Active 52 DOM
14. 2026-04-09
    listed $115,000 Active 684-char remark

    Show marketing remark (684 chars)

    Welcome home to this cozy bungalow, perfectly situated on a desirable corner lot. This adorable 2-bedroom, 1-bath property offers comfort, convenience, and modern efficiency. Enjoy the spacious living room and the bright, functional eat-in kitchen, ideal for daily living. The home features a mix of classic wood, durable tile, and soft carpet flooring throughout, providing a warm and inviting feel. A standout feature is the installed solar system, offering significant energy savings and peace of mind! The buyer will assume the existing solar note of only $120 per month. This is a fantastic opportunity for energy-conscious buyers looking for an affordable, low-maintenance home.

15. 2021-08-30
    soldstatus 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bath home and move in ready! Extra long carport with storage & laundry area. All appliance stay. Must see to appreciate! Please leave a business card! TRUST NAME IS: 1600 ND Trust

16. 2021-08-30
    soldstatus

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bath home and move in ready! Extra long carport with storage & laundry area. All appliance stay. Must see to appreciate! Please leave a business card! TRUST NAME IS: 1600 ND Trust

17. 2021-07-20
    listed $84,900 216-char remark

    Show marketing remark (216 chars)

    Cute & cozy 2 bedroom, 1 bath home and move in ready! Extra long carport with storage & laundry area. All appliance stay. Must see to appreciate! Please leave a business card! TRUST NAME IS: 1600 ND Trust

18. 2020-03-09
    soldstatus
19. 2018-09-24
    soldstatus
20. 2018-09-24
    soldstatus
21. 2018-01-16
    listed $69,900
22. 2007-06-04
    soldstatus
23. 2005-12-27
    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: $695 · $58/mo
• Projected year-2 tax: $920 · $77/mo
• Expected delta: +$225/yr (+$19/mo · 32.4%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°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: $12,421
• − Mortgage interest: −$6,442
• − Property taxes: −$695
• − Insurance: −$575
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$3,345
• Taxable loss: −$624
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $1,455/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): 27,524
• Household income: $61,780
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 603.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 16% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 73% English-only · Spanish 23% Tagalog/Filipino 1% Other Asian/Pacific 1%

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: ▼ -130.52%
• Current HPI: 149.3526
• Rent YoY: ▲ 4.32%
• Metro: Roswell, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+64.5% since first listed

10 events — show timeline

• 2026-04-09 Listed $115,000 NMMLS
• 2021-08-30 Sold (Public Records) — Public Records
• 2021-08-30 Sold (MLS) — NMMLS
• 2021-07-20 Listed $84,900 NMMLS
• 2020-03-09 Sold (Public Records) — Public Records
• 2018-09-24 Sold (Public Records) — Public Records
• 2018-09-24 Sold (MLS) — NMMLS
• 2018-01-16 Listed $69,900 NMMLS
• 2007-06-04 Sold (Public Records) — Public Records
• 2005-12-27 Sold (Public Records) — Public Records

Property tax history

+1.6%/yr

Latest (2025): $695 · -0.9% YoY. Source: county tax records.