13 Gonzales Rd · Questa, NM 87556

$205,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 351 Days on market

0.46 ac 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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This 3-bedroom, 2-bath home is thoughtfully underway in its renovation, offering you a valuable head start toward creating a space that truly feels like home. With improvements already in progress, this property provides a rare opportunity to step in and complete the finishing touches. Significant upgrades include a new roof, updated windows, furnace, plumbing, and electrical—giving you peace of mind and a solid foundation to bring your vision to life. Recently installed laminate flooring runs throughout the kitchen, dining area, living room, and down the hallway—adding warmth and continuity to the main living spaces. The interior remains partially unfinished, presenting a blank canvas for customization. Whether you’re a first-time buyer ready to build equity or an investor seeking strong potential, this home offers flexibility and opportunity. Ideally located near Questa Schools, the town center, and the farmers market, with easy access to outdoor recreation and breathtaking views of the Sangre de Cristo Mountains right from your doorstep. Incredible views. Convenient commute. Endless potential. Sold as-is. Sellers are motivated and ready to consider your offer.

Key facts

• New furnace
• New plumbing
• New electrical

Tags

• NEW ROOF
• NEW WINDOWS
• NEW FURNACE
• NEW PLUMBING
• NEW ELECTRICAL
• CLOSE TO QUESTA SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#129 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Questa Independent Schools (rural): math 7% / reading 23% proficiency, ranked #79 of 95 in NM (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 89% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 60 active listings in the ZIP; 127 units permitted in Taos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Taos County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 8.1

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: 16.3%
• Equity multiple: 1.93×
• Total profit: $53,327
• Equity at exit: $92,177

10-year hold

• IRR: 17.8%
• Equity multiple: 3.60×
• Total profit: $149,480
• Equity at exit: $142,056

Cash invested: $57,400 (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 87556

• Active inventory: 60
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,103 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$49 /mo · $594/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $451

Break-even live

Break-even rent $1,532

Max offer price $205,000

Occupancy floor 74%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $205,000 Active 351 DOM
2. 2026-06-17
   days on market $205,000 Active 350 DOM
3. 2026-06-16
   days on market $205,000 Active 349 DOM
4. 2026-06-15
   days on market $205,000 Active 348 DOM
5. 2026-06-13
   days on market $205,000 Active 346 DOM
6. 2026-06-12
   days on market $205,000 Active 345 DOM
7. 2026-06-09
   days on market $205,000 Active 342 DOM
8. 2026-06-08
   days on market $205,000 Active 341 DOM
9. 2026-06-07
   days on market $205,000 Active 340 DOM
10. 2026-06-05
    days on market $205,000 Active 338 DOM
11. 2026-06-04
    days on market $205,000 Active 336 DOM
12. 2026-06-02
    days on market $205,000 Active 335 DOM
13. 2026-06-01
    days on market $205,000 Active 334 DOM
14. 2026-05-31
    days on market $205,000 Active 333 DOM
15. 2025-07-03
    listed $205,000 Active 1199-char remark

    Show marketing remark (1199 chars)

    This 3-bedroom, 2-bath home is thoughtfully underway in its renovation, offering you a valuable head start toward creating a space that truly feels like home. With improvements already in progress, this property provides a rare opportunity to step in and complete the finishing touches. Significant upgrades include a new roof, updated windows, furnace, plumbing, and electrical—giving you peace of mind and a solid foundation to bring your vision to life. Recently installed laminate flooring runs throughout the kitchen, dining area, living room, and down the hallway—adding warmth and continuity to the main living spaces. The interior remains partially unfinished, presenting a blank canvas for customization. Whether you’re a first-time buyer ready to build equity or an investor seeking strong potential, this home offers flexibility and opportunity. Ideally located near Questa Schools, the town center, and the farmers market, with easy access to outdoor recreation and breathtaking views of the Sangre de Cristo Mountains right from your doorstep. Incredible views. Convenient commute. Endless potential. Sold as-is. Sellers are motivated and ready to consider your offer.

ⓘ 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: $594 · $49/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$1,046/yr (+$87/mo · 176.1%)

ⓘ 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 1/10 Low 10 d/yr ≥82°F today · 28 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: $25,230
• − Mortgage interest: −$11,483
• − Property taxes: −$594
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,018
• − Management: −$2,018
• − Depreciation: −$5,964
• Taxable income: $2,128
• Est. tax owed @ 24.0%: −$511
• After-tax cash flow: $4,902/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: Questa Independent Schools
• NCES district ID: 3502160
• Math proficiency: 7% —
• Reading proficiency: 23% —
• Median HH income: $31,361
• Composite: 15.41/100
• National rank: #14344
• State rank: #79 of 95 in NM

Livability — Questa

• Score: 59/100
• State rank: #129
• US rank: #20235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Questa, NM
• Population (ZIP): 2,433

Population outlook (Taos County) Hauer SSP2

• Today (2025): 32,771 people
• By 2030: 32,128 · -2.0%
• By 2040: 29,938 · -8.6%
• By 2050: 27,593 · -15.8%
• By 2075: 23,279 · -29.0%
• By 2100: 18,948 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (72%)
• Race & ethnicity: Hispanic / Latino 72% White 26% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Italian 7% Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 55% English-only · Spanish 45%

Political lean MEDSL · Taos

• 2024 margin: Solid D (+47.5) · D 72.4% · R 24.9% · Other 2.8%
• 2008→2024 swing: -17.4pp toward R · 2008: 64.8pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+54.8 2016: D+52.0 2012: D+60.2 2008: D+64.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-07-03 Listed $205,000 TCAR

Property tax history

-0.1%/yr

Latest (2025): $594 · -3.9% YoY. Source: county tax records.