Real Estate Investing in Red River, New Mexico (87558)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87558 (Red River, 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: 70.3% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 35.8 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Red River, NM (87558)?
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Market Analysis: 87558 Red River
Turning to rents, ZIP 87558 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $437K median. It rewards specialists, not generalists.
For an experienced owner, 87558 can be a a strong candidate for hunting ground — but the discount at $437K reflects genuine risk that outside investors often underestimate.
The gap between 87558 and stronger Red River ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
From an investor standpoint, 1,050 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.
The 87558 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 Red River:
Market Trends
Home Value History (with trend line)
📊 How Does 87558 Compare?
| Metric | 87558 | Red River | Taos, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $437,412 | $437,412 | N/A | $308,799 |
| 5-Year CAGR | N/A | N/A | N/A | 7.3% |
| Avg Rent | $1,017 | $1,017 | N/A | - |
| Cap Rate | 1.8% | 1.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87558 (Red River, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $437,412 |
| Monthly Rent | $1,017 |
| Price-to-Rent | 35.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 0.8% |
📈 Home Appreciation
| 1-Year | -1.0% ▼ |
| 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 (1.8%). 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 87558
Population: 1,050
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 87558
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 are rental rates like in Red River, NM?
Red River, NM rentals go for roughly $1,017/mo a month. That puts gross yield in solid territory relative to $437K acquisition costs.
Is Red River, NM landlord-friendly?
Landlord-friendliness in Red River, NM is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the median home value in Red River, NM?
Red River, NM home values average about $437K. That price point suits investors targeting rentals with $1,017/mo in monthly income.
Does house hacking make sense in Red River, NM?
For house hackers, Red River, NM is a challenging. The $1,017/mo rent on a unit helps defray the mortgage on a $437K property.
What type of investing works in Red River, NM?
Most investors in Red River, NM run a careful cash-flow rentals with hands-on management strategy. It aligns with the 2.0/5 investability profile and the market fundamentals.
You know 87558 now. You don’t know where it ranks.
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How 87558 ranks in Taos, NM
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