2438 Tct C Hwy 522 · Questa, NM 87556

$164,500

2 bd · 1.5 ba · 1,584 sqft · SingleFamily · 113 Days on market

6,534 sqft lot ↓ 6% 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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

This charming 2 bedroom, 1.5 bath home is perfectly situated in the heart of downtown Questa, NM. Offering classic Southwestern character, the home features thick walls that provide warmth and durability. This property is ideal for a primary residence, rental, or small business conversion. The large, detached metal shed has full electricity and would make a great workshop or studio! Enjoy the convenience of being within walking distance to local shops, restaurants, and community amenities, with quick access to schools and Highway 522. This great central location makes daily living easy while keeping you close to everything Questa has to offer. A wonderful opportunity to own a site built hom

Key facts

• Site built home
• 6,534 sq ft lot
• Listed 113 days

Tags

• QUICK ACCESS TO SCHOOLS
• SITE BUILT HOME
• PRIME DOWNTOWN SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $150k (9.0% 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+, amenities 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.
• Zoned schools: Questa Jr High (56 students, 100% FRL); Questa High (100 students, 100% FRL).
• 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 $6k of equity ($1k loan paydown + $5k 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 113 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Recommended offer $149,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.30% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.4

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: 20.9%
• Equity multiple: 2.19×
• Total profit: $54,872
• Equity at exit: $73,966

10-year hold

• IRR: 22.1%
• Equity multiple: 4.18×
• Total profit: $146,325
• Equity at exit: $113,991

Cash invested: $46,060 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$863
• Tax est. 1.5%: −$206 /mo · $2,468/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $550

Break-even live

Break-even rent $1,439

Max offer price $164,500

Occupancy floor 69%

Sensitivity live

Price	-10% $664	-5% $607	+0% $550	+5% $493	+10% $436
Rent	-10% $381	-5% $466	+0% $550	+5% $634	+10% $719
Rate	-1.0pp $633	-0.5pp $592	base $550	+0.5pp $507	+1.0pp $464

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: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-03-03
   price $164,500
3. 2025-12-20
   listed $175,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,621
• − Mortgage interest: −$9,215
• − Property taxes: −$2,468
• − Insurance: −$822
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$4,785
• Taxable income: $4,232
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $5,583/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

-6.0% since first listed

3 events — show timeline

• 2026-04-15 Pending — TCAR
• 2026-03-03 Price Changed $164,500 TCAR
• 2025-12-20 Listed $175,000 TCAR