3118 Las Cruces St · Deming, NM 88030

$106,500

2 bd · 2.0 ba · 1,495 sqft · SingleFamily public records · 522 Days on market

Built 1991 10,454 sqft lot ↓ 10% since listing

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Why this score? — see what drove the C 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

Key facts

• Fenced yard
• Walkin shower
• Vaulted ceiling

Tags

• OPEN KITCHEN
• BREAKFAST BAR
• SPACIOUS LIVING ROOM
• WALKIN SHOWER
• VAULTED CEILING
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#73 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: commute C-, amenities D+, schools F.
• Deming Public Schools (town): math 18% / reading 27% proficiency, ranked #63 of 95 in NM (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 375 active listings in the ZIP; 7 units permitted in Luna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $736 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luna County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 522 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 522 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.09% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.91%
• DSCR: 1.44
• GRM: 7.6

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,589
• Equity at exit: $15,879

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $18,730
• Equity at exit: $9,208

Cash invested: $29,820 (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 88030

• Home prices YoY: -32.9%
• Active inventory: 375
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$558
• Tax from tax record: −$69 /mo · $826/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $246

Break-even live

Break-even rent $850

Max offer price $106,500

Occupancy floor 74%

Sensitivity live

Price	-10% $307	-5% $276	+0% $246	+5% $216	+10% $186
Rent	-10% $155	-5% $200	+0% $246	+5% $292	+10% $338
Rate	-1.0pp $300	-0.5pp $273	base $246	+0.5pp $219	+1.0pp $191

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: $26,625
• Closing costs: $3,195
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $106,500 Active 522 DOM
2. 2026-06-17
   days on market $106,500 Active 521 DOM
3. 2026-06-16
   days on market $106,500 Active 520 DOM
4. 2026-06-15
   days on market $106,500 Active 519 DOM
5. 2026-06-14
   days on market $106,500 Active 517 DOM
6. 2026-06-13
   days on market $106,500 Active 516 DOM
7. 2026-06-10
   days on market $106,500 Active 514 DOM
8. 2026-06-09
   days on market $106,500 Active 513 DOM
9. 2026-06-08
   days on market $106,500 Active 512 DOM
10. 2026-06-07
    days on market $106,500 Active 511 DOM
11. 2026-06-05
    days on market $106,500 Active 508 DOM
12. 2026-06-03
    days on market $106,500 Active 507 DOM
13. 2026-06-02
    days on market $106,500 Active 506 DOM
14. 2026-06-01
    days on market $106,500 Active 505 DOM
15. 2026-05-31
    days on market $106,500 Active 504 DOM
16. 2026-05-30
    days on market $106,500 Active 503 DOM
17. 2026-02-20
    price $106,500 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

18. 2026-01-14
    status Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

19. 2026-01-01
    historical 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

20. 2025-11-13
    price $109,500 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

21. 2025-07-31
    status Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

22. 2025-07-13
    historical 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

23. 2025-06-13
    status Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

24. 2025-06-13
    historical 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

25. 2025-06-05
    price $114,000 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

26. 2025-03-03
    price $116,000 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

27. 2024-12-12
    listed $118,500 Active 1036-char remark

    Show marketing remark (1036 chars)

    Welcome to your next chapter in the desirable Deming Estates 55+ community! This charming 2-bedroom, 2-bathroom manufactured home offers an impressive 1,495 square feet of thoughtfully designed living space, plus a bonus sunroom addition that brings extra warmth and versatility to everyday living. The kitchen features a convenient breakfast bar, generous pantry storage, and a layout that flows seamlessly into the spacious living room. Brand-new flooring enhances the home's fresh, updated feel from room to room. The generous main bedroom serves as a private retreat, while the ensuite bath pampers you with both a walk-in shower and a luxurious soaking tub. Outside, you'll enjoy a fenced yard with easy-care landscaping, shed, a covered carport, complemented by a side ramp for easy entry. The Deming Estates community offers incredible value with just $48 in annual HOA fees, along with a neighborhood watch program. This property is classified as real property and priced to move. Call us to schedule your private showing today!

28. 2024-11-20
    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: $826 · $69/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$26/yr (+$2/mo · 3.2%)

ⓘ 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 6 d/yr ≥100°F today · 19 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: $13,945
• − Mortgage interest: −$5,966
• − Property taxes: −$826
• − Insurance: −$532
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$3,098
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $2,646/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: Deming Public Schools
• NCES district ID: 3500690
• Math proficiency: 18% —
• Reading proficiency: 27% —
• Median HH income: $28,092
• Composite: 21.02/100
• National rank: #13708
• State rank: #63 of 95 in NM

Livability — Deming

• Score: 63/100
• State rank: #73
• US rank: #15165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deming, NM
• Population (ZIP): 24,270

Population outlook (Luna County) Hauer SSP2

• Today (2025): 22,859 people
• By 2030: 22,105 · -3.3%
• By 2040: 20,738 · -9.3%
• By 2050: 19,336 · -15.4%
• By 2075: 15,439 · -32.5%
• By 2100: 9,313 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (66%)
• Race & ethnicity: Hispanic / Latino 66% Two or more races 32% White 30% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 63%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 16% · Canada
• Languages at home: 49% English-only · Spanish 50%

Political lean MEDSL · Luna

• 2024 margin: R (+18.9) · D 39.4% · R 58.3% · Other 2.3%
• 2008→2024 swing: -24.2pp toward R · 2008: 5.3pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.4 2016: R+3.9 2012: R+1.1 2008: D+5.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.37%
• Current HPI: 114.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.1% since first listed

12 events — show timeline

• 2026-02-20 Price Changed $106,500 NMMLS
• 2026-01-14 Relisted — NMMLS
• 2026-01-01 Delisted — NMMLS
• 2025-11-13 Price Changed $109,500 NMMLS
• 2025-07-31 Relisted — NMMLS
• 2025-07-13 Delisted — NMMLS
• 2025-06-13 Relisted — NMMLS
• 2025-06-13 Delisted — NMMLS
• 2025-06-05 Price Changed $114,000 NMMLS
• 2025-03-03 Price Changed $116,000 NMMLS
• 2024-12-12 Listed $118,500 NMMLS
• 2024-11-20 Sold (Public Records) — Public Records

Property tax history

+3.1%/yr

Latest (2025): $826 · +10.8% YoY. Source: county tax records.