16235 New Mexico 28 · La Mesa, NM 88044

$100,000

1 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 52 Days on market

Built 1898 4,592 sqft lot

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Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Listing remarks

Prime Investment Opportunity - Commercial Potential! Located directly on a main street, this property offers unbeatable visibility and easy access--making it an excellent candidate for commercial use. Whether you're looking to develop a retail space, office, or service-based business, the location speaks for itself. High-traffic area, strong street presence, and minutes from major roads and local amenities--this is the kind of opportunity smart investors look for. Unlock the potential and turn this property into your next successful project!

Key facts

• Easy access
• High-traffic area
• Commercial potential

Tags

• INVESTMENT OPPORTUNITY
• COMMERCIAL POTENTIAL
• UNBEATABLE VISIBILITY
• EASY ACCESS
• HIGH-TRAFFIC AREA
• STRONG STREET PRESENCE

Property features AI

Finance

• Other: Listed as a fixer-upper

Exterior

• Home design: Single family residence; Pitched roof; Adobe construction
• Construction: Adobe construction; Pitched roof; Total building area listed as 1188
• Exterior features: See remarks for additional exterior details

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks; No central cooling
• Interior features: See remarks for additional interior details

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#310 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Gadsden Independent Schools (rural): math 20% / reading 34% proficiency, ranked #21 of 29 in NM (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Valley Elementary (265 students, 100% FRL); Gadsden Middle (math 10% / reading 10%, grade F, #26 of 27 statewide, top 100%, 661 students, 100% FRL); Gadsden High (math 22% / reading 37%, grade F, #78 of 110 statewide, top 74%, 1,322 students, 100% FRL) — zoned schools at 100% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($691 loan paydown + $2k appreciation (2.2% local appreciation)).
• At projected returns (2.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($97k) 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 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→27/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.04% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.81×
• Total profit: $22,639
• Equity at exit: $40,798

10-year hold

• IRR: 17.1%
• Equity multiple: 3.33×
• Total profit: $65,177
• Equity at exit: $59,809

Cash invested: $28,000 (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 88044

• Home prices YoY: 0.9%
• Active inventory: 24
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $329/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $229

Break-even live

Break-even rent $751

Max offer price $100,000

Occupancy floor 73%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $100,000 Active 52 DOM
2. 2026-06-18
   days on market $100,000 Active 51 DOM
3. 2026-06-17
   days on market $100,000 Active 50 DOM
4. 2026-06-16
   days on market $100,000 Active 49 DOM
5. 2026-06-15
   days on market $100,000 Active 48 DOM
6. 2026-06-14
   days on market $100,000 Active 46 DOM
7. 2026-06-13
   days on market $100,000 Active 45 DOM
8. 2026-06-10
   days on market $100,000 Active 43 DOM
9. 2026-06-09
   days on market $100,000 Active 42 DOM
10. 2026-06-08
    days on market $100,000 Active 41 DOM
11. 2026-06-07
    days on market $100,000 Active 40 DOM
12. 2026-06-05
    days on market $100,000 Active 37 DOM
13. 2026-06-02
    days on market $100,000 Active 35 DOM
14. 2026-06-01
    days on market $100,000 Active 34 DOM
15. 2026-05-31
    days on market $100,000 Active 33 DOM
16. 2026-05-30
    days on market $100,000 Active 32 DOM
17. 2026-04-28
    listed $100,000 Active 547-char remark
18. 2026-01-14
    historical
19. 2025-07-07
    listed $100,000 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: $329 · $27/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$471/yr (+$39/mo · 142.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌡 Heat 6/10 Major
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,487
• − Mortgage interest: −$5,602
• − Property taxes: −$329
• − Insurance: −$500
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$2,909
• Taxable income: $1,149
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,466/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: Gadsden Independent Schools
• NCES district ID: 3501080
• Math proficiency: 20% ▼ -2.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $28,461
• Composite: 21.6/100
• National rank: #8298
• State rank: #21 of 29 in NM

Livability — La Mesa

• Score: 48/100
• State rank: #310
• US rank: #26180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Mesa, NM
• Population (ZIP): 2,684

Population outlook (Doña Ana County) Hauer SSP2

• Today (2025): 219,177 people
• By 2030: 220,967 · +0.8%
• By 2040: 222,775 · +1.6%
• By 2050: 223,576 · +2.0%
• By 2075: 228,461 · +4.2%
• By 2100: 214,536 · -2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (86%)
• Race & ethnicity: Hispanic / Latino 86% Two or more races 17% White 14% Native American 6%
• Hispanic origin (detail): Mexican 79%
• Common ancestry: Lithuanian 9% Italian 2%
• Foreign-born: 22% · Canada
• Languages at home: 43% English-only · Spanish 57%

Political lean MEDSL · Doña Ana

• 2024 margin: Lean D (+9.8) · D 53.8% · R 44.0% · Other 2.2%
• 2008→2024 swing: -7.9pp toward R · 2008: 17.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.3 2016: D+18.0 2012: D+14.9 2008: D+17.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.25%
• Current HPI: 242.9324
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-04-28 Listed $100,000 GEPARMLS
• 2026-01-14 Listing Removed — GEPARMLS
• 2025-07-07 Listed $100,000 GEPARMLS

Property tax history

+2.4%/yr

Latest (2025): $329 · -0.3% YoY. Source: county tax records.