Real Estate Investing in McIntosh, New Mexico (87016)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87016 (McIntosh, NM)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
Structural challenges here. The numbers may look cheap but operational risk is high. Only for experienced, hands-on investors.
- High vacancy: 17.9% of homes vacant — above national norms.
- Higher unemployment: 9.9% unemployment — tenant risk signal.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in McIntosh, NM (87016)?
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Market Analysis: 87016 McIntosh
Meanwhile, ZIP 87016 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $211K median. It rewards specialists, not generalists.
The investment case in 87016 is sturdy only for operators who understand what they are buying. A $211K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 87016 sits on the difficult end of the NM spectrum. The worth a close look for read — for disciplined operators — is that pricing reflects the difficulty.
Meanwhile, 2,897 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Experienced landlords with local relationships tend to find 87016 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in McIntosh:
Market Trends
Home Value History (with trend line)
📊 How Does 87016 Compare?
| Metric | 87016 | McIntosh | Albuquerque, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $210,920 | $105,460 | N/A | $308,799 |
| 5-Year CAGR | N/A | N/A | N/A | 7.3% |
| Avg Rent | $1,080 | $1,080 | N/A | - |
| Cap Rate | 4.0% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87016 (McIntosh, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $210,920 |
| Monthly Rent | $1,080 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 15.7% |
📈 Home Appreciation
| 1-Year | +11.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
| 10-Year CAGR | N/A |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 87016
Population: 2,897
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 87016
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is housing expensive in McIntosh, NM?
McIntosh, NM home values average about $211K. That price point suits investors targeting rentals with $1,080/mo in monthly income.
How landlord-friendly is McIntosh, NM?
Landlord-friendliness in McIntosh, NM is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Is McIntosh, NM a smart market for rental property?
The 2.0/5 investability rating in McIntosh, NM reflects its $211K prices and $1,080/mo rents. Investors generally consider it a solid option within NM.
What do rentals go for in McIntosh, NM?
Rental rates in McIntosh, NM average $1,080/mo. Tenant demand and $211K home values make the yield look reasonable by investor standards.
Does house hacking work in McIntosh, NM?
House hacking in McIntosh, NM is reasonable to execute. Prices around $211K and rents of $1,080/mo solid owner-occupant economics.
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