3018 N Richardson Ave · Roswell, NM 88201

$235,000

2 bd · 2.0 ba · 1,648 sqft · Townhouse public records · 27 Days on market

Built 2007 7,989 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 +11.2/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• DSCR +3.3/10.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful, move-in-ready townhome with NO HOA! Situated in a highly convenient location, this property offers the perfect blend of comfort and style. Step inside to discover an excellent, flowing floor plan featuring a stunning kitchen complete with premium granite countertops. The spacious master suite serves as your private retreat. Peace of mind comes easy with a recently updated HVAC system (only 1–2 years old) and efficient, all-electric utilities. Convenience is key throughout, from the large dedicated laundry room to the rare, oversized garage with ample storage space. Outside, enjoy a beautifully covered patio overlooking a meticulously well-cared-for yard&mdas

Key facts

• Covered patio
• Oversized garage
• 2 garage spots

Tags

• PREMIUM GRANITE COUNTERTOPS
• RECENTLY UPDATED HVAC SYSTEM
• DEDICATED LAUNDRY ROOM
• OVERSIZED GARAGE
• COVERED PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener (2 covered spaces)
• Utilities: Public water; Electricity connected; Sewer connected; Cable available
• Home design: Residential townhouse; One story; Slab foundation
• Construction: Stucco construction; Built on slab foundation
• Exterior features: Covered patio; Fenced backyard; Shingle roof

Interior

• Kitchen: Dishwasher; Microwave; Free-standing range; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Ceiling fan(s); Forced air heating; Electric heating
• Interior features: Ceiling fans; Pantry; Walk-in closets; Double pane windows with blinds
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $235k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (27.4% below list).
• Recommended offer: $171k (27.4% 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, crime F, amenities 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.
• Zoned schools: Military Heights Elementary (math 27% / reading 67%, grade D-, #28 of 68 statewide, top 40%, 404 students, 100% FRL); Berrendo Middle (math 11% / reading 57%, grade F, #8 of 27 statewide, top 27%, 663 students, 100% FRL); Goddard High (math 32% / reading 52%, grade F, #59 of 110 statewide, top 53%, 1,155 students, 0% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 252 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 33% 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 27 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,716 (27.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.5

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-41,735
• Equity at exit: $35,039

10-year hold

• IRR: -8.0%
• Equity multiple: 0.47×
• Total profit: $-34,564
• Equity at exit: $20,319

Cash invested: $65,800 (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: 252
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-92

Break-even live

Break-even rent $1,824

Max offer price $218,732

Occupancy floor —

Sensitivity live

Price	-10% $41	-5% $-26	+0% $-92	+5% $-159	+10% $-225
Rent	-10% $-227	-5% $-160	+0% $-92	+5% $-25	+10% $43
Rate	-1.0pp $26	-0.5pp $-32	base $-92	+0.5pp $-153	+1.0pp $-215

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: $58,750
• Closing costs: $7,050
• 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	0.56mi
703 Broken Arrow Rd Unit 743 Roswell, NM	3.0	2.0	1405	$1,850	$1.32	44d	1	0.78mi
1025 Crescent Dr Roswell, NM	3.0	1.0	1196	$1,400	$1.17	44d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $235,000 Active 27 DOM
2. 2026-06-19
   days on market $235,000 Active 25 DOM
3. 2026-06-18
   days on market $235,000 Active 24 DOM
4. 2026-06-17
   days on market $235,000 Active 23 DOM
5. 2026-06-16
   days on market $235,000 Active 22 DOM
6. 2026-06-15
   days on market $235,000 Active 21 DOM
7. 2026-06-14
   days on market $235,000 Active 19 DOM
8. 2026-06-12
   days on market $235,000 Active 18 DOM
9. 2026-06-09
   statusdays on market $235,000 Active 15 DOM
10. 2026-06-05
    status $235,000 Pending 14 DOM
11. 2026-06-03
    days on market $235,000 Active 14 DOM
12. 2026-06-02
    days on market $235,000 Active 13 DOM
13. 2026-06-01
    days on market $235,000 Active 12 DOM
14. 2026-05-31
    days on market $235,000 Active 11 DOM
15. 2026-05-30
    days on market $235,000 Active 10 DOM
16. 2026-05-20
    listed $235,000 Active
17. 2011-07-15
    soldstatus

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,880 · $157/mo
• Expected delta: +$554/yr (+$46/mo · 41.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 21 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: $20,486
• − Mortgage interest: −$13,164
• − Property taxes: −$1,326
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,836
• Taxable loss: −$5,292
• Est. tax savings @ 24.0%: +$1,270
• After-tax cash flow: $165/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

2 events — show timeline

• 2026-05-20 Listed $235,000 NMMLS
• 2011-07-15 Sold (Public Records) — Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,326 · -0.9% YoY. Source: county tax records.