Real Estate Investing in Angel Fire, New Mexico (87710)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87710 (Angel Fire, 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: 79.9% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 33.0 — 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 Angel Fire, NM (87710)?
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Market Analysis: 87710 Angel Fire
In practical terms, ZIP 87710 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $520K median. It rewards specialists, not generalists.
Distressed markets are won on execution, not on spreadsheets. ZIP 87710 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader NM picture, 87710 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Turning to rents, 1,472 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 87710 is an operator game, not a passive one. Looking more closely, entry prices of $520K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Angel Fire:
Property Strategy for 87710
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $284,488 | $1,460 | 3.7% | +8.1% | $142,244 |
| 3BR | $603,442 | $1,950 | 2.3% | +10.5% | $201,147 |
| 4BR | $814,295 | $2,350 | 2.1% | +10.5% | $203,574 |
Market Trends
Home Value History (with trend line)
📊 How Does 87710 Compare?
| Metric | 87710 | Angel Fire | New Mexico |
|---|---|---|---|
| Home Value | $519,931 | $519,931 | $308,799 |
| 5-Year CAGR | 5.7% | 5.7% | 7.3% |
| Avg Rent | $1,314 | $1,314 | - |
| Cap Rate | 2.0% | 2.0% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87710 (Angel Fire, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $519,931 |
| Monthly Rent | $1,314 |
| Price-to-Rent | 33.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (2.0%). 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 87710
Population: 1,472
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 87710
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
Should investors worry about vacancy in Angel Fire, NM?
Angel Fire, NM carries elevated vacancy risk. Expect stable absorption at market rents of $1,314/mo.
What real estate strategy is ideal for Angel Fire, NM?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Angel Fire, NM. The numbers - $520K homes against $1,314/mo rents - support that play.
Is Angel Fire, NM a smart market for rental property?
Yes - Angel Fire, NM a 3.0/5 investability score. With $520K home prices against $1,314/mo monthly rent, the market delivers a reasonable entry point for new investors.
What price range are homes in Angel Fire, NM?
In Angel Fire, NM the median home value sits at $520K. Against the broader NM market, that reads as reasonable for most investors.
What is the average monthly rent in Angel Fire, NM?
Investors in Angel Fire, NM typically see rents near $1,314/mo per month against $520K home values - a solid setup for rental cash flow.
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