317 Sherrill Lane # 12 Ln · Roswell, NM 88201

$238,000

2 bd · 2.0 ba · 1,585 sqft · Townhouse public records · 88 Days on market

Built 1977 3,000 sqft lot

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Why this score? — see what drove the F 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 +10.1/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will find yourself at home in this recently remodeled Townhome, 2 bedrooms with fresh paint, new light fixtures and new carpet. The two bathrooms feature new tiled showers along with new fixtures including toilets and new quartz vanity tops. The kitchen has all new hardware along with a new dishwasher and granite counter tops. The entire Townhome has been painted along with new light fixtures installed. New double pane windows in 2023, new Membrane roof, washer and dryer, water heater replaced in 2018. The entire home had new laminate floors except for carpet in the bedrooms installed in 2018. This home has a large expansive yard in front maintained by the HOA, located across from the swimming pool. Call for an appointment to view today.

Key facts

• Garage
• Pool
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $238k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (31.2% below list).
• Recommended offer: $164k (31.2% 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; 3 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).
• This rent runs 32% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,712 (31.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.69% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.51%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-45,359
• Equity at exit: $35,487

10-year hold

• IRR: -9.8%
• Equity multiple: 0.37×
• Total profit: $-42,088
• Equity at exit: $20,578

Cash invested: $66,640 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,637 medium
• Mortgage (P&I): −$1,248
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-140

Break-even live

Break-even rent $1,814

Max offer price $213,342

Occupancy floor —

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: $59,500
• Closing costs: $7,140
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 N Garden Ave Roswell, NM	3.0	2.0	2101	$2,100	$1.00	44d	1	0.86mi
1025 Crescent Dr Roswell, NM	3.0	1.0	1196	$1,400	$1.17	44d	1	0.96mi
703 Broken Arrow Rd Unit 743 Roswell, NM	3.0	2.0	1405	$1,850	$1.32	44d	1	1.25mi

Listing history 21 events

1. 2026-06-19
   days on market $238,000 Active 88 DOM
2. 2026-06-18
   days on market $238,000 Active 87 DOM
3. 2026-06-17
   days on market $238,000 Active 86 DOM
4. 2026-06-16
   days on market $238,000 Active 85 DOM
5. 2026-06-15
   days on market $238,000 Active 84 DOM
6. 2026-06-14
   days on market $238,000 Active 82 DOM
7. 2026-06-12
   days on market $238,000 Active 81 DOM
8. 2026-06-09
   days on market $238,000 Active 78 DOM
9. 2026-06-08
   days on market $238,000 Active 77 DOM
10. 2026-06-07
    days on market $238,000 Active 76 DOM
11. 2026-06-05
    days on market $238,000 Active 73 DOM
12. 2026-06-03
    days on market $238,000 Active 72 DOM
13. 2026-06-02
    days on market $238,000 Active 71 DOM
14. 2026-06-01
    days on market $238,000 Active 70 DOM
15. 2026-05-31
    days on market $238,000 Active 69 DOM
16. 2026-05-30
    days on market $238,000 Active 68 DOM
17. 2026-03-24
    listed $238,000 Active 753-char remark

    Show marketing remark (753 chars)

    You will find yourself at home in this recently remodeled Townhome, 2 bedrooms with fresh paint, new light fixtures and new carpet. The two bathrooms feature new tiled showers along with new fixtures including toilets and new quartz vanity tops. The kitchen has all new hardware along with a new dishwasher and granite counter tops. The entire Townhome has been painted along with new light fixtures installed. New double pane windows in 2023, new Membrane roof, washer and dryer, water heater replaced in 2018. The entire home had new laminate floors except for carpet in the bedrooms installed in 2018. This home has a large expansive yard in front maintained by the HOA, located across from the swimming pool. Call for an appointment to view today.

18. 2025-05-22
    soldstatus
19. 2018-06-11
    soldstatus 227-char remark

    Show marketing remark (227 chars)

    QUIET INTERIOR UNIT ACROSS FROM POOL, LARGE LAWN AREA IN FRONT, CLOSE TO SHOPPING, HOSPITAL, DINING, VERY LOW TRAFFIC AREA. HOME NEEDS A NEW ROOF SELLER IS WILLING TO REDUCE PRICE TO COMPENSATE FOR THE ROOF. NET SELLER $108,000

20. 2018-06-08
    soldstatus
21. 2018-01-25
    listed $115,000 227-char remark

    Show marketing remark (227 chars)

    QUIET INTERIOR UNIT ACROSS FROM POOL, LARGE LAWN AREA IN FRONT, CLOSE TO SHOPPING, HOSPITAL, DINING, VERY LOW TRAFFIC AREA. HOME NEEDS A NEW ROOF SELLER IS WILLING TO REDUCE PRICE TO COMPENSATE FOR THE ROOF. NET SELLER $108,000

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,904 · $159/mo
• Expected delta: +$876/yr (+$73/mo · 85.3%)

ⓘ 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 · 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: $19,645
• − Mortgage interest: −$13,332
• − Property taxes: −$1,028
• − Insurance: −$1,190
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$6,924
• Taxable loss: −$5,971
• Est. tax savings @ 24.0%: +$1,433
• After-tax cash flow: $-242/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

+107.0% since first listed

5 events — show timeline

• 2026-03-24 Listed $238,000 NMMLS
• 2025-05-22 Sold (Public Records) — Public Records
• 2018-06-11 Sold (MLS) — NMMLS
• 2018-06-08 Sold (Public Records) — Public Records
• 2018-01-25 Listed $115,000 NMMLS

Property tax history

+0.0%/yr

Latest (2025): $1,028 · -0.9% YoY. Source: county tax records.