30 Lasso Rd · Cannon AFB, NM 88101

$49,900

3 bd · 2.0 ba · 1,891 sqft · Other · 47 Days on market

Built 1982 1.33 ac lot ↓ 4% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 2-bath home offering 1,891 sq ft on a spacious 1.33-acre lot. Featuring a 2-car garage, private well, and a pitched shingle roof, this property has been fully taken down to the studs—ready for a complete interior redesign. Ideal for buyers seeking a customizable project with room to create their dream home.

Key facts

• Pitched shingle roof
• Private well
• Customizable project

Tags

• SPACIOUS 1.33-ACRE LOT
• PRIVATE WELL
• PITCHED SHINGLE ROOF
• FULLY TAKEN DOWN TO THE STUDS
• CUSTOMIZABLE PROJECT

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces (total 2 parking spaces)
• Utilities: Private water source; Electricity connected
• Home design: Single-family residence; One-story
• Construction: Frame and Masonite construction; Shingle roof; Built on a single level
• Exterior features: Covered patio

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system listed
• Interior features: Aluminum-framed windows; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#135 in NM) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A-, housing B; Watch: health & safety C-, schools D+, employment D.
• 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; 169 units permitted in Curry County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.02% ✓
• Cap rate: 26.39%
• Cash-on-cash: 71.77%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 74.3%
• Equity multiple: 4.52×
• Total profit: $49,114
• Equity at exit: $7,440

10-year hold

• IRR: 78.8%
• Equity multiple: 10.20×
• Total profit: $128,491
• Equity at exit: $4,314

Cash invested: $13,972 (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 88101

• Rents YoY: 5.5%
• Active inventory: 464
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,507 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $836

Break-even live

Break-even rent $450

Max offer price $49,900

Occupancy floor 40%

Sensitivity live

Price	-10% $864	-5% $850	+0% $836	+5% $821	+10% $807
Rent	-10% $717	-5% $776	+0% $836	+5% $895	+10% $955
Rate	-1.0pp $861	-0.5pp $848	base $836	+0.5pp $823	+1.0pp $810

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $49,900 Pending 47 DOM
2. 2026-06-08
   days on market $49,900 Active 47 DOM
3. 2026-06-07
   days on market $49,900 Active 46 DOM
4. 2026-06-03
   days on market $49,900 Active 42 DOM
5. 2026-06-02
   days on market $49,900 Active 41 DOM
6. 2026-06-01
   days on market $49,900 Active 40 DOM
7. 2026-05-31
   days on market $49,900 Active 39 DOM
8. 2026-05-30
   days on market $49,900 Active 38 DOM
9. 2026-04-22
   listed $51,900 Active 354-char remark
10. 2018-07-30
    soldstatus
11. 2017-09-28
    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: $873 · $73/mo
• Projected year-2 tax: $873 · $73/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 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: $18,089
• − Mortgage interest: −$2,795
• − Property taxes: −$873
• − Insurance: −$250
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$1,452
• Taxable income: $9,825
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $7,669/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 — Cannon AFB

• Score: 58/100
• State rank: #135
• US rank: #20671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Curry County · 44,846 people
• City population: 18
• 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

-3.9% since first listed

5 events — show timeline

• 2026-06-08 Pending — NMMLS
• 2026-05-21 Price Changed $49,900 NMMLS
• 2026-04-22 Listed $51,900 NMMLS
• 2018-07-30 Sold (Public Records) — Public Records
• 2017-09-28 Sold (Public Records) — Public Records

Property tax history

+3.3%/yr

Latest (2025): $873 · +3.9% YoY. Source: county tax records.