129 Encino Dr · Sunland Park, NM 88063

$215,000

3 bd · 1.0 ba · 1,330 sqft · SingleFamily public records · 147 Days on market

Built 1960 5,775 sqft lot ↓ 12% since listing

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

Discover incredible potential at this 1,330 sq. ft. residence, perfectly situated in Sunland Park. This 3-bedroom, 2-bathroom home features an additional living space--partially converted for a kitchen--offering immediate functionality or the opportunity to finish as a custom studio or hobby room. A major highlight is the 680 sq. ft. casita, complete with its own kitchen, dining area, bedroom, and bath, ideal for multi-generational living or rental income. Located minutes from El Paso, the airport, and local hotspots like the racetrack, casino, and Western Playland, you are never far from fine dining, shopping, and schools. The property is well-equipped with refrigerated AC, El Paso Electric service, city sewer, and city water. Outdoor utility is maximized with a 140 sq. ft. laundry room with hookups and a 440 sq. ft. storage building.

Key facts

• 680 sq ft casita
• 5,775 sq ft lot
• Built 1960

Tags

• 680 SQ FT CASITA
• 140 SQ FT LAUNDRY ROOM
• 440 SQ FT STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-67 ($-805/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (29.1% below list).
• Recommended offer: $152k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#125 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B; Watch: schools 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.
• Market conditions: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (1.6% local appreciation)).
• At projected returns (1.6% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,500 (29.1% 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 147 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. 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: 0.71% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.34%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.10×
• Total profit: $6,244
• Equity at exit: $80,422

10-year hold

• IRR: 6.1%
• Equity multiple: 1.80×
• Total profit: $48,217
• Equity at exit: $112,535

Cash invested: $60,200 (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 88063

• Home prices YoY: 0.6%
• Active inventory: 143
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$55 /mo · $657/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $-67

Break-even live

Break-even rent $1,610

Max offer price $203,154

Occupancy floor 99%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Edgewood Dr Sunland Park, NM	3.0	2.0	1676	$1,525	$0.91	44d	1	0.60mi

Listing history 21 events

1. 2026-06-19
   days on market $215,000 Active 147 DOM
2. 2026-06-18
   days on market $215,000 Active 146 DOM
3. 2026-06-17
   days on market $215,000 Active 145 DOM
4. 2026-06-16
   days on market $215,000 Active 144 DOM
5. 2026-06-15
   days on market $215,000 Active 143 DOM
6. 2026-06-14
   days on market $215,000 Active 141 DOM
7. 2026-06-13
   days on market $215,000 Active 140 DOM
8. 2026-06-10
   days on market $215,000 Active 138 DOM
9. 2026-06-09
   days on market $215,000 Active 137 DOM
10. 2026-06-08
    days on market $215,000 Active 136 DOM
11. 2026-06-07
    days on market $215,000 Active 135 DOM
12. 2026-06-05
    days on market $215,000 Active 132 DOM
13. 2026-06-02
    days on market $215,000 Active 130 DOM
14. 2026-06-01
    days on market $215,000 Active 129 DOM
15. 2026-05-31
    days on market $215,000 Active 128 DOM
16. 2026-05-30
    days on market $215,000 Active 127 DOM
17. 2026-05-06
    price $215,000 847-char remark

    Show marketing remark (847 chars)

    Discover incredible potential at this 1,330 sq. ft. residence, perfectly situated in Sunland Park. This 3-bedroom, 2-bathroom home features an additional living space--partially converted for a kitchen--offering immediate functionality or the opportunity to finish as a custom studio or hobby room. A major highlight is the 680 sq. ft. casita, complete with its own kitchen, dining area, bedroom, and bath, ideal for multi-generational living or rental income. Located minutes from El Paso, the airport, and local hotspots like the racetrack, casino, and Western Playland, you are never far from fine dining, shopping, and schools. The property is well-equipped with refrigerated AC, El Paso Electric service, city sewer, and city water. Outdoor utility is maximized with a 140 sq. ft. laundry room with hookups and a 440 sq. ft. storage building.

18. 2026-03-05
    price $220,000 847-char remark

    Show marketing remark (847 chars)

    Discover incredible potential at this 1,330 sq. ft. residence, perfectly situated in Sunland Park. This 3-bedroom, 2-bathroom home features an additional living space--partially converted for a kitchen--offering immediate functionality or the opportunity to finish as a custom studio or hobby room. A major highlight is the 680 sq. ft. casita, complete with its own kitchen, dining area, bedroom, and bath, ideal for multi-generational living or rental income. Located minutes from El Paso, the airport, and local hotspots like the racetrack, casino, and Western Playland, you are never far from fine dining, shopping, and schools. The property is well-equipped with refrigerated AC, El Paso Electric service, city sewer, and city water. Outdoor utility is maximized with a 140 sq. ft. laundry room with hookups and a 440 sq. ft. storage building.

19. 2026-01-21
    listed $235,000 Active 847-char remark

    Show marketing remark (847 chars)

    Discover incredible potential at this 1,330 sq. ft. residence, perfectly situated in Sunland Park. This 3-bedroom, 2-bathroom home features an additional living space--partially converted for a kitchen--offering immediate functionality or the opportunity to finish as a custom studio or hobby room. A major highlight is the 680 sq. ft. casita, complete with its own kitchen, dining area, bedroom, and bath, ideal for multi-generational living or rental income. Located minutes from El Paso, the airport, and local hotspots like the racetrack, casino, and Western Playland, you are never far from fine dining, shopping, and schools. The property is well-equipped with refrigerated AC, El Paso Electric service, city sewer, and city water. Outdoor utility is maximized with a 140 sq. ft. laundry room with hookups and a 440 sq. ft. storage building.

20. 2025-06-07
    price $235,000
21. 2025-04-11
    price $245,000

ⓘ 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: $657 · $55/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$1,063/yr (+$89/mo · 161.8%)

ⓘ 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 6/10 Major 6 d/yr ≥100°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,300
• − Mortgage interest: −$12,043
• − Property taxes: −$657
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$6,255
• Taxable loss: −$4,658
• Est. tax savings @ 24.0%: +$1,118
• After-tax cash flow: $313/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 — Sunland Park

• Score: 59/100
• State rank: #125
• US rank: #20003

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunland Park, NM
• City population: 11,282
• Population (ZIP): 11,282

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 (96%)
• Race & ethnicity: Hispanic / Latino 96% Two or more races 37% White 4%
• Hispanic origin (detail): Mexican 95%
• Foreign-born: 29% · Canada
• Languages at home: 12% English-only · Spanish 88%

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: ▲ 1.62%
• Current HPI: 257.9938
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.2% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $215,000 SNMMLS as distributed by MLS GRID
• 2026-03-05 Price Changed $220,000 SNMMLS as distributed by MLS GRID
• 2026-01-21 Listed $235,000 SNMMLS as distributed by MLS GRID
• 2025-06-07 Price Changed $235,000 SNMMLS as distributed by MLS GRID
• 2025-04-11 Price Changed $245,000 SNMMLS as distributed by MLS GRID

Property tax history

+1.8%/yr

Latest (2025): $657 · -0.2% YoY. Source: county tax records.