Real Estate Investing in Pecos, New Mexico (87538)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87538 (Pecos, 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: 38.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 27.5 — 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 Pecos, NM (87538)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 87538 Pecos
This part of San Miguel County is not an easy win. The 87538 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 87538 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 87538 sits on the difficult end of the NM spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Put differently, 538 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.
Strategy in 87538 is an operator game, not a passive one. Turning to rents, entry prices of $300K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Pecos:
Market Trends
Home Value History (with trend line)
📊 How Does 87538 Compare?
| Metric | 87538 | Pecos | Las Vegas, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $299,839 | $313,874 | N/A | $308,799 |
| 5-Year CAGR | N/A | N/A | N/A | 7.3% |
| Avg Rent | $909 | $1,116 | N/A | - |
| Cap Rate | 2.4% | 2.8% | - | - |
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 87538 (Pecos, NM). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 87538 (Pecos, NM)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $299,839 |
| Monthly Rent | $909 |
| Price-to-Rent | 27.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.4% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +10.6% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 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 (2.4%). 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 87538
Population: 538
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
Frequently Asked Questions
How strong is Pecos, NM for real estate investors?
Pecos, NM scores 2.0/5 for investability. Home values sit at $300K and rents near $909/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Where do rents currently stand in Pecos, NM?
The typical rental in Pecos, NM commands about $909/mo monthly. That rent profile even-keeled cash flow against the $300K purchase basis.
What are home prices like in Pecos, NM?
Median home price in Pecos, NM is near $300K, with a 5-year CAGR of 0.0%. Prices have been reliable and supportive of buy-and-hold strategies.
How landlord-friendly is Pecos, NM?
Landlord-friendliness in Pecos, NM is landlord-friendly. Eviction timelines and lease enforcement are considered reasonable by most property managers.
Do rentals sit vacant long in Pecos, NM?
Expect elevated vacancy in Pecos, NM. Rents at $909/mo are absorbed by the tenant base without meaningful lag.
You know 87538 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 87538 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 87538 ranks in Las Vegas, NM
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 87538 (Pecos)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 87538 (Pecos, NM).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.