Real Estate Investing in Valdez, New Mexico (87580)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87580 (Valdez, 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: 30.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 42.3 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Valdez, NM (87580)?
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Market Analysis: 87580 Valdez
The 87580 ZIP covers a section of Valdez that demands careful diligence. Prices near $584K look accessible, but the work to make a deal cash flow is real.
For an experienced owner, 87580 can be a a strong candidate for hunting ground — but the discount at $584K reflects genuine risk that outside investors often underestimate.
The gap between 87580 and stronger Valdez ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 87580 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 87580 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Valdez:
Market Trends
Home Value History (with trend line)
📊 How Does 87580 Compare?
| Metric | 87580 | Valdez | Taos, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $584,123 | $584,123 | N/A | $308,799 |
| 5-Year CAGR | N/A | N/A | N/A | 7.3% |
| Avg Rent | $1,152 | $1,152 | N/A | - |
| Cap Rate | 1.5% | 1.5% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87580 (Valdez, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $584,123 |
| Monthly Rent | $1,152 |
| Price-to-Rent | 42.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.4% |
| Cap Rate | 1.5% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 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 (1.5%). 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 87580
Population: 263
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 87580
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
ARROYO DEL NORTE ELEMENTARY
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
How much does a house cost in Valdez, NM?
Median home price in Valdez, NM is near $584K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How does Valdez, NM rate as a rental market?
Investors tracking Valdez, NM will find a 2.0/5 rating supported by $584K median home values and $1,152/mo rents. That profile suits long-term holders targeting reliable returns.
Does Valdez, NM favor landlords or tenants?
Valdez, NM falls under NM landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is Valdez, NM good for house hacking?
Valdez, NM is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $584K price point reasonable to enter.
How strong is the working-renter base in Valdez, NM?
Tenant quality in Valdez, NM ranks as solid. Landlords generally report predictable occupancy at market rents of $1,152/mo.
You know 87580 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 87580 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 87580 ranks in Taos, NM
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