5309 Lonewolf Ct · Las Cruces, NM 88011

$225,000

5 bd · 3.0 ba · 1,904 sqft · Other · 8 Days on market

Built 2002 0.84 ac lot

---

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 +12.6/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained 5-bedroom, 3-bath double-wide manufactured home situated on approximately 0.84 acres with beautiful mountain views. This spacious property offers a functional floor plan with generous living areas, providing plenty of room for everyday living and entertaining. The large lot offers endless possibilities for outdoor enjoyment, gardening, pets, or additional improvements. Enjoy the scenic surroundings and wide-open views while still being conveniently located near local amenities. Whether you're looking for extra space, comfortable living, or room to grow, this property is ready for its next owner. Don't miss the opportunity to make this charming home your own!

Key facts

• Large lot
• Wide-open views
• Scenic surroundings

Tags

• MOUNTAIN VIEWS
• LARGE LOT
• SCENIC SURROUNDINGS
• WIDE-OPEN VIEWS

Property features AI

Finance

• Other: Located in Charro Subdivision; Directions: Heading east on Highway 70, take the Holman/Dunn exit, right onto Dunn Road, left onto Lonewolf Ct; property is on the left

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Double-wide mobile home; Single-story
• Exterior features: Shingle roof; Property has a view; Lot of about 0.84 acres

Interior

• Kitchen: Dishwasher; Electric range
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; No basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-28 ($-341/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (14.1% below list).
• Recommended offer: $193k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#120 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: amenities D+, schools D-, crime F.
• Las Cruces Public Schools (urban): math 42% / reading 68% proficiency, ranked #5 of 29 in NM (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 400 active listings in the ZIP; solid renter incomes; 964 units permitted in Doña Ana County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,226 (14.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 0.86% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.28% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-43,390
• Equity at exit: $33,548

10-year hold

• IRR: -20.8%
• Equity multiple: 0.05×
• Total profit: $-60,004
• Equity at exit: $19,454

Cash invested: $63,000 (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 88011

• Rents YoY: 0.3%
• Active inventory: 400
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-28

Break-even live

Break-even rent $1,968

Max offer price $220,885

Occupancy floor 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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $225,000 Active 8 DOM
2. 2026-06-17
   days on market $225,000 Active 7 DOM
3. 2026-06-16
   days on market $225,000 Active 6 DOM
4. 2026-06-15
   days on market $225,000 Active 5 DOM
5. 2026-06-14
   days on market $225,000 Active 3 DOM
6. 2026-06-13
   remarks 682-char remark
7. 2026-06-13
   listed $225,000 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 23 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: $23,187
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$6,545
• Taxable loss: −$4,172
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $660/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: Las Cruces Public Schools
• NCES district ID: 3501500
• Math proficiency: 42% ▲ 24.00%
• Reading proficiency: 68% ▲ 35.00%
• Median HH income: $41,157
• Composite: 45.98/100
• National rank: #2535
• State rank: #5 of 29 in NM

Livability — Las Cruces

• Score: 59/100
• State rank: #120
• US rank: #19687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dona Ana County · 144,044 people
• City population: 131,421
• Metro: Las Cruces, NM
• Population (ZIP): 33,064
• Household income: $75,875
• Rent vs Own: 40.2% rent · 59.8% own
• Severe rent burden: 1398.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 18% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 11% · Canada
• Languages at home: 74% English-only · Spanish 21% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -159.94%
• Current HPI: 196.0554
• Rent YoY: ▲ 0.28%
• Metro: Las Cruces, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-10 Listed $225,000 SNMMLS as distributed by MLS GRID

Property tax history

+0.5%/yr

Latest (2025): $206 · -0.5% YoY. Source: county tax records.