14 Jimmy Ave · Reserve, NM 87830

$92,500

2 bd · 2.0 ba · 1,176 sqft · Other · 56 Days on market

Built 1981 0.50 ac lot

---

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 +22.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover this charming manufactured home offering stunning views of the surrounding mountains, conveniently located just minutes from the heart of Reserve. Situated on one half acre , this 1,176 sq ft home features 2 bedrooms, 2 full bathrooms, and a versatile bonus room. Inside, you’ll find warm real wood paneling and abundant natural light throughout. The split-bedroom layout provides added privacy, while the bonus room offers flexibility as a home office, craft space, or potential third bedroom. The open floor plan seamlessly connects the kitchen to the dining area, complete with elegant glass display cabinets. The spacious living room includes a cozy wood-burning stove and a wet b

Key facts

• Tinted windows
• Step in tub
• Separate shower

Tags

• VERSATILE BONUS ROOM
• COZY WOOD BURNING STOVE
• COVERED BACK PORCH
• TINTED WINDOWS
• STEP IN TUB
• SEPARATE SHOWER

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Electricity connected; Propane; Sewer connected
• Home design: Manufactured house (single wide); Multi/split levels
• Construction: Metal roof
• Exterior features: Covered patio/porch; Chain link and wire fencing; Shed(s) on property

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; Electric cooling; Evaporative cooling
• Interior features: Wet bar; Wood burning stove

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#165 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A; Watch: schools D-, crime F, amenities F.
• Reserve Public Schools (rural): math 35% / reading 40% proficiency, ranked #13 of 95 in NM (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($640 loan paydown + $4k appreciation (4.8% local appreciation)).
• Catron County population projected at -52% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.

Recommended offer $89,725 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 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. 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.
6. 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.
7. 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: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.19×
• Total profit: $30,790
• Equity at exit: $51,587

10-year hold

• IRR: 19.0%
• Equity multiple: 4.27×
• Total profit: $84,652
• Equity at exit: $88,351

Cash invested: $25,900 (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 87830

• Home prices YoY: 4.6%
• Active inventory: 9
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$485
• Tax est. 1.5%: −$116 /mo · $1,388/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $161

Break-even live

Break-even rent $809

Max offer price $92,500

Occupancy floor 79%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $92,500 Active 56 DOM
2. 2026-06-17
   days on market $92,500 Active 55 DOM
3. 2026-06-16
   days on market $92,500 Active 54 DOM
4. 2026-06-15
   days on market $92,500 Active 53 DOM
5. 2026-06-13
   days on market $92,500 Active 51 DOM
6. 2026-06-12
   days on market $92,500 Active 50 DOM
7. 2026-06-09
   days on market $92,500 Active 47 DOM
8. 2026-06-08
   days on market $92,500 Active 46 DOM
9. 2026-06-07
   days on market $92,500 Active 45 DOM
10. 2026-06-07
    days on market $92,500 Active 44 DOM
11. 2026-06-04
    days on market $92,500 Active 41 DOM
12. 2026-06-02
    days on market $92,500 Active 40 DOM
13. 2026-06-01
    days on market $92,500 Active 39 DOM
14. 2026-05-31
    days on market $92,500 Active 38 DOM
15. 2026-04-23
    listed $92,500 Active
16. 2025-03-11
    soldstatus
17. 2021-06-01
    soldstatus

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

Taxation est. · year 1

• Rental income: $12,152
• − Mortgage interest: −$5,181
• − Property taxes: −$1,388
• − Insurance: −$462
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$2,691
• Taxable income: $485
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $1,812/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: Reserve Public Schools
• NCES district ID: 3502220
• Math proficiency: 35% —
• Reading proficiency: 40% —
• Median HH income: $38,891
• Composite: 33.88/100
• National rank: #10358
• State rank: #13 of 95 in NM

Livability — Reserve

• Score: 57/100
• State rank: #165
• US rank: #22139

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reserve, NM
• Population (ZIP): 589

Population outlook (Catron County) Hauer SSP2

• Today (2025): 2,847 people
• By 2030: 2,487 · -12.6%
• By 2040: 1,821 · -36.0%
• By 2050: 1,366 · -52.0%
• By 2075: 909 · -68.1%
• By 2100: 617 · -78.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 43% Two or more races 20%
• Hispanic origin (detail): Mexican 30%
• Common ancestry: Serbian 3% Italian 2% Portuguese 2%
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · Catron

• 2024 margin: Solid R (+50.1) · D 24.2% · R 74.3% · Other 1.4%
• 2008→2024 swing: -15.4pp toward R · 2008: -34.8pp · 2024: -50.1pp
• All cycles: 2024: R+50.1 2020: R+47.4 2016: R+50.7 2012: R+43.7 2008: R+34.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 109.6678
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-23 Listed $92,500 NMMLS
• 2025-03-11 Sold (Public Records) — Public Records
• 2021-06-01 Sold (Public Records) — Public Records

Property tax history

-13.7%/yr

Latest (2025): $61 · -23.7% YoY. Source: county tax records.