Real Estate Investing in Waterflow, New Mexico (87416)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87416 (Waterflow, NM)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 19.8% of homes vacant — above national norms.
- Elevated poverty: 24.4% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waterflow, NM (87416)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 87416 Waterflow
Not every below-median market is a bargain. Waterflow's 87416 ZIP reports signals that favor experienced operators who can absorb the risk $281K pricing implies.
The 87416 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 87416 among NM's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Who lives in 87416 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The 87416 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Waterflow:
Market Trends
Home Value History (with trend line)
📊 How Does 87416 Compare?
| Metric | 87416 | Waterflow | Farmington, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $281,092 | $258,538 | N/A | $308,799 |
| 5-Year CAGR | 6.1% | 4.8% | N/A | 7.3% |
| Avg Rent | $1,107 | $1,080 | N/A | - |
| Cap Rate | 3.1% | 3.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87416 (Waterflow, NM). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 87416 (Waterflow, NM)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $281,092 |
| Monthly Rent | $1,107 |
| Price-to-Rent | 21.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +11.1% ▲ |
| 3-Year CAGR | +4.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 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 (3.1%). 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 87416
Population: 4,354
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 87416
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
What kind of vacancy should I budget for in Waterflow, NM?
Occupancy in Waterflow, NM runs predictable with elevated vacancy. Well-priced units at $1,107/mo lease on reasonable timelines.
How should investors approach Waterflow, NM?
In Waterflow, NM the sturdy play is typically careful cash-flow rentals with hands-on management. The combination of $281K prices and $1,107/mo rents suits that approach.
How expensive is real estate in Waterflow, NM?
Median home price in Waterflow, NM is near $281K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Are eviction rules reasonable in Waterflow, NM?
For rental operators, Waterflow, NM rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What is the investability score for Waterflow, NM?
Waterflow, NM shows an investability rating of 3.0/5, with median home values near $281K and average rents around $1,107/mo. That combination puts it in the sturdy tier for investor interest.
You know 87416 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 87416 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 87416 ranks in Farmington, NM
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 87416 (Waterflow)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 87416 (Waterflow, NM).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.