846 Mimosa Ave · Alamogordo, NM 88310

$264,900

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 5 Days on market

Built 1997 7,405 sqft lot

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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 +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice floor plan with high ceilings in the living room and lots of natural light. Laminate wood flooring in the main areas, carpet in the kitchen. The eat-in pantry includes a new dishwasher and microwave, pantry too! Separate laundry room, 2 car garage, fireplace, refrigerated air and covered patio. The master bedroom is complete w/ jet tub, walk in shower, double sinks and walk in shower. Check out the 3D tour!

Key facts

• Functional kitchen
• Large jet tub
• Backyard

Tags

• FUNCTIONAL KITCHEN
• BACKYARD
• SEPARATE LAUNDRY ROOM
• COVERED PATIO
• LARGE JET TUB
• WALK IN SHOWER

Property features AI

Finance

• Other: Therapeutic whirlpool; Zoned for single-family

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Site-built home
• Construction: Brick veneer exterior; Slab foundation
• Exterior features: Covered patio/porch; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator; Range
• Flooring: Carpet; Laminate; Tile
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating
• Interior features: Eat-in kitchen; Walk-in closet(s); Window coverings; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $43 ($512/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (19.2% below list).
• Recommended offer: $214k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#5 in NM, #3,233 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D, schools F.
• Alamogordo Public Schools (town): math 26% / reading 39% proficiency, ranked #26 of 95 in NM (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 449 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Otero County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Otero County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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: extreme-heat days projected 7→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,978 (19.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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?
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: 0.81% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-43,156
• Equity at exit: $39,497

10-year hold

• IRR: -10.8%
• Equity multiple: 0.38×
• Total profit: $-45,859
• Equity at exit: $22,904

Cash invested: $74,172 (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 88310

• Rents YoY: 1.6%
• Active inventory: 449
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$148 /mo · $1,779/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $43

Break-even live

Break-even rent $2,086

Max offer price $264,900

Occupancy floor 93%

Sensitivity live

Price	-10% $193	-5% $118	+0% $43	+5% $-32	+10% $-107
Rent	-10% $-126	-5% $-42	+0% $43	+5% $127	+10% $212
Rate	-1.0pp $176	-0.5pp $110	base $43	+0.5pp $-26	+1.0pp $-96

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1104 San Miguel Alamogordo, NM	3.0	2.0	1749	$2,500	$1.43	5d	1	0.29mi
917 Playa Azul St Alamogordo, NM	4.0	2.0	1978	$2,200	$1.11	45d	1	0.38mi
1441 Arroyo Seco Alamogordo, NM	4.0	2.0	1973	$1,900	$0.96	45d	1	0.40mi
1245 La Sienna Alamogordo, NM	4.0	2.0	1962	$3,000	$1.53	25d	1	0.44mi
214 Ascot Parade Alamogordo, NM	4.0	2.0	1897	$2,100	$1.11	45d	1	0.68mi
2200 1st St Alamogordo, NM	1.0–3.0	1.0–3.0	1011	$1,979	$1.96	5d	18	1.08mi
1309 Jackson Ave Alamogordo, NM	4.0	2.0	1467	$1,500	$1.02	45d	1	1.15mi
323 Camino Real Alamogordo, NM	3.0	2.5	1848	$2,000	$1.08	16d	1	1.24mi
491 Desert Sun Ct Alamogordo, NM	3.0	2.0	1729	$1,800	$1.04	45d	1	1.48mi

Listing history 4 events

1. 2026-05-20
   listed $264,900 Active
2. 2022-07-08
   soldstatus 420-char remark

   Show marketing remark (420 chars)

   Very nice floor plan with high ceilings in the living room and lots of natural light. Laminate wood flooring in the main areas, carpet in the kitchen. The eat-in pantry includes a new dishwasher and microwave, pantry too! Separate laundry room, 2 car garage, fireplace, refrigerated air and covered patio. The master bedroom is complete w/ jet tub, walk in shower, double sinks and walk in shower. Check out the 3D tour!

3. 2021-06-09
   soldstatus
4. 2021-05-06
   listed $195,000 420-char remark

   Show marketing remark (420 chars)

   Very nice floor plan with high ceilings in the living room and lots of natural light. Laminate wood flooring in the main areas, carpet in the kitchen. The eat-in pantry includes a new dishwasher and microwave, pantry too! Separate laundry room, 2 car garage, fireplace, refrigerated air and covered patio. The master bedroom is complete w/ jet tub, walk in shower, double sinks and walk in shower. Check out the 3D tour!

ⓘ 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: $1,779 · $148/mo
• Projected year-2 tax: $2,119 · $177/mo
• Expected delta: +$341/yr (+$28/mo · 19.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 24 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: $25,677
• − Mortgage interest: −$14,839
• − Property taxes: −$1,779
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$7,706
• Taxable loss: −$4,079
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $1,491/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: Alamogordo Public Schools
• NCES district ID: 3500030
• Math proficiency: 26% —
• Reading proficiency: 39% —
• Median HH income: $42,194
• Composite: 30.24/100
• National rank: #11572
• State rank: #26 of 95 in NM

Livability — Alamogordo

• Score: 77/100
• State rank: #5
• US rank: #3233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamogordo, NM
• County: Otero County · 36,983 people
• City population: 36,983
• Metro: Alamogordo, NM
• Population (ZIP): 36,983
• Household income: $57,214
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1231.0

Population outlook (Otero County) Hauer SSP2

• Today (2025): 62,967 people
• By 2030: 62,164 · -1.3%
• By 2040: 60,253 · -4.3%
• By 2050: 58,575 · -7.0%
• By 2075: 55,411 · -12.0%
• By 2100: 48,551 · -22.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Hispanic / Latino 31% Two or more races 18% Black 5% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 12% Tagalog/Filipino 1%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+27.0) · D 35.4% · R 62.4% · Other 2.2%
• 2008→2024 swing: -7.7pp toward R · 2008: -19.3pp · 2024: -27.0pp
• All cycles: 2024: R+27.0 2020: R+25.6 2016: R+29.1 2012: R+28.0 2008: R+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.88%
• Current HPI: 181.737
• Rent YoY: ▲ 1.65%
• Metro: Alamogordo, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+35.8% since first listed

4 events — show timeline

• 2026-05-20 Listed $264,900 OCAOR
• 2022-07-08 Sold (MLS) — OCAOR
• 2021-06-09 Sold (Public Records) — Public Records
• 2021-05-06 Listed $195,000 OCAOR

Property tax history

+2.6%/yr

Latest (2025): $1,779 · +3.5% YoY. Source: county tax records.