10 Garcia Rd · Questa, NM 87556

$160,000

3 bd · 2.0 ba · 1,313 sqft · SingleFamily public records · 54 Days on market

Built 1980 0.39 ac lot $122/sqft · 29% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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 MLS

The house needs to be gutted and remodeled. Enter at your own risk. Town water & town sewer with NM Gas Company too. property has great Adobe bones that make this an affordable fixer upper to call your own.

Key facts

• Affordable home
• Getaway space
• Close to skiing

Tags

• ADOBE STRUCTURE
• CLOSE TO SKIING
• AFFORDABLE HOME
• GETAWAY SPACE

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee

Exterior

• Utilities: Public water; Septic tank; Electricity connected; Natural gas available
• Home design: Single-family residence; One level
• Construction: Adobe construction
• Exterior features: Lot approximately 0.39 acres; County zoning

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% 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+, schools 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.
• 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 $45k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $461,394
• List price: $160,000
• Delta: -65.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 2.29×
• Total profit: $57,681
• Equity at exit: $71,943

10-year hold

• IRR: 23.6%
• Equity multiple: 4.38×
• Total profit: $151,628
• Equity at exit: $110,873

Cash invested: $44,800 (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 87556

• Active inventory: 60
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,162 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $603

Break-even live

Break-even rent $1,400

Max offer price $160,000

Occupancy floor 67%

Sensitivity live

Price	-10% $713	-5% $658	+0% $603	+5% $547	+10% $492
Rent	-10% $432	-5% $517	+0% $603	+5% $688	+10% $773
Rate	-1.0pp $683	-0.5pp $643	base $603	+0.5pp $561	+1.0pp $519

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $160,000 Active 54 DOM
2. 2026-06-18
   days on market $160,000 Active 52 DOM
3. 2026-06-17
   days on market $160,000 Active 51 DOM
4. 2026-06-16
   days on market $160,000 Active 50 DOM
5. 2026-06-15
   days on market $160,000 Active 49 DOM
6. 2026-06-13
   days on market $160,000 Active 47 DOM
7. 2026-06-12
   days on market $160,000 Active 46 DOM
8. 2026-06-09
   days on market $160,000 Active 43 DOM
9. 2026-06-08
   days on market $160,000 Active 42 DOM
10. 2026-06-07
    days on market $160,000 Active 41 DOM
11. 2026-06-05
    days on market $160,000 Active 39 DOM
12. 2026-06-04
    days on market $160,000 Active 37 DOM
13. 2026-06-02
    days on market $160,000 Active 36 DOM
14. 2026-06-01
    days on market $160,000 Active 35 DOM
15. 2026-05-31
    days on market $160,000 Active 34 DOM
16. 2026-04-23
    listed $160,000 Active 280-char remark
17. 2025-08-19
    soldstatus Closed 212-char remark

    Show marketing remark (212 chars)

    The house needs to be gutted and remodeled. Enter at your own risk. Town water & town sewer with NM Gas Company too. property has great Adobe bones that make this an affordable fixer upper to call your own.

18. 2025-07-12
    status Pending 212-char remark

    Show marketing remark (212 chars)

    The house needs to be gutted and remodeled. Enter at your own risk. Town water & town sewer with NM Gas Company too. property has great Adobe bones that make this an affordable fixer upper to call your own.

19. 2025-07-02
    status Active 212-char remark

    Show marketing remark (212 chars)

    The house needs to be gutted and remodeled. Enter at your own risk. Town water & town sewer with NM Gas Company too. property has great Adobe bones that make this an affordable fixer upper to call your own.

20. 2025-02-10
    status Pending 212-char remark

    Show marketing remark (212 chars)

    The house needs to be gutted and remodeled. Enter at your own risk. Town water & town sewer with NM Gas Company too. property has great Adobe bones that make this an affordable fixer upper to call your own.

21. 2025-02-06
    listed $48,000 Active 212-char remark

    Show marketing remark (212 chars)

    The house needs to be gutted and remodeled. Enter at your own risk. Town water & town sewer with NM Gas Company too. property has great Adobe bones that make this an affordable fixer upper to call your own.

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥82°F today · 29 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: $25,948
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$4,655
• Taxable income: $4,979
• Est. tax owed @ 24.0%: −$1,195
• After-tax cash flow: $6,035/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

+233.3% since first listed

6 events — show timeline

• 2026-04-23 Listed $160,000 TCAR
• 2025-08-19 Sold (MLS) — TCAR
• 2025-07-12 Pending — TCAR
• 2025-07-02 Relisted — TCAR
• 2025-02-10 Pending — TCAR
• 2025-02-06 Listed $48,000 TCAR

Property tax history

-0.0%/yr

Latest (2025): $107 · -3.9% YoY. Source: county tax records.