1085 Marshall St · Vaughn, NM 88353

$75,000

3 bd · 2.0 ba · 858 sqft · Other public records · 95 Days on market

Built 2004 7,100 sqft lot

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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 +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks MLS

Nice frame and stucco home in Vaughn. Front door leads into a large living area with dining and kitchen area at the back. Plenty of space for relaxing and entertaining. Hallway leads to three bedrooms and two full baths. A one-car garage is attached. An older adobe home shares the lot, which may be worth​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ restoring.

Key facts

• Older adobe home
• Large living area
• One-car garage

Tags

• FRAME AND STUCCO HOME
• LARGE LIVING AREA
• DINING AND KITCHEN AREA
• ONE-CAR GARAGE
• OLDER ADOBE HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($985 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#225 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Vaughn Municipal Schools (rural): math 0% / reading 20% proficiency, ranked #87 of 95 in NM (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 90% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (3.0% local appreciation)).
• Guadalupe County population projected at -29% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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. 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: 1.31% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.3

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: 23.5%
• Equity multiple: 2.34×
• Total profit: $28,045
• Equity at exit: $33,723

10-year hold

• IRR: 24.4%
• Equity multiple: 4.48×
• Total profit: $73,182
• Equity at exit: $51,972

Cash invested: $21,000 (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 88353

• Active inventory: 2
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $985 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$55 /mo · $658/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $299

Break-even live

Break-even rent $607

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $341	-5% $320	+0% $299	+5% $277	+10% $256
Rent	-10% $221	-5% $260	+0% $299	+5% $338	+10% $376
Rate	-1.0pp $336	-0.5pp $318	base $299	+0.5pp $279	+1.0pp $259

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 95 DOM
2. 2026-06-21
   days on market $75,000 Active 94 DOM
3. 2026-06-18
   days on market $75,000 Active 92 DOM
4. 2026-06-17
   days on market $75,000 Active 91 DOM
5. 2026-06-16
   days on market $75,000 Active 90 DOM
6. 2026-06-15
   days on market $75,000 Active 89 DOM
7. 2026-06-13
   days on market $75,000 Active 87 DOM
8. 2026-06-12
   days on market $75,000 Active 86 DOM
9. 2026-06-09
   days on market $75,000 Active 83 DOM
10. 2026-06-08
    days on market $75,000 Active 82 DOM
11. 2026-06-07
    days on market $75,000 Active 81 DOM
12. 2026-06-05
    days on market $75,000 Active 79 DOM
13. 2026-06-04
    days on market $75,000 Active 77 DOM
14. 2026-06-02
    days on market $75,000 Active 76 DOM
15. 2026-06-01
    days on market $75,000 Active 75 DOM
16. 2026-05-31
    days on market $75,000 Active 74 DOM
17. 2026-03-17
    listed $75,000 Active 408-char remark

    Show marketing remark (408 chars)

    Nice frame and stucco home in Vaughn. Front door leads into a large living area with dining and kitchen area at the back. Plenty of space for relaxing and entertaining. Hallway leads to three bedrooms and two full baths. A one-car garage is attached. An older adobe home shares the lot, which may be worth​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ restoring.

ⓘ 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: $658 · $55/mo
• Projected year-2 tax: $658 · $55/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,818
• − Mortgage interest: −$4,201
• − Property taxes: −$658
• − Insurance: −$375
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,182
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $2,981/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: Vaughn Municipal Schools
• NCES district ID: 3500001
• Math proficiency: 0% —
• Reading proficiency: 20% —
• Median HH income: $28,450
• Composite: 11.18/100
• National rank: #14631
• State rank: #87 of 95 in NM

Livability — Vaughn

• Score: 54/100
• State rank: #225
• US rank: #23912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vaughn, NM
• Population (ZIP): 583

Population outlook (Guadalupe County) Hauer SSP2

• Today (2025): 3,865 people
• By 2030: 3,626 · -6.2%
• By 2040: 3,186 · -17.6%
• By 2050: 2,750 · -28.8%
• By 2075: 2,001 · -48.2%
• By 2100: 1,367 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 33% White 12% Native American 3%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 8% · Canada
• Languages at home: 29% English-only · Spanish 71%

Political lean MEDSL · Guadalupe

• 2024 margin: Toss-up / Even · D 49.5% · R 48.8% · Other 1.8%
• 2008→2024 swing: -42.0pp toward R · 2008: 42.7pp · 2024: 0.7pp
• All cycles: 2024: D+0.7 2020: D+14.5 2016: D+20.5 2012: D+44.0 2008: D+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-17 Listed $75,000 Santa Fe MLS

Property tax history

+0.4%/yr

Latest (2025): $658 · -4.9% YoY. Source: county tax records.