Real Estate Investing in Garfield, New Mexico (87936)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87936 (Garfield, 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: 18.5% of homes vacant — above national norms.
- 1-year downturn: Values declined 5.2% in the last year.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
- Lower household income: $21,344 median — tenant affordability is tighter.
• 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 Garfield, NM (87936)?
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Market Analysis: 87936 Garfield
Meanwhile, ZIP 87936 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $186K median. It rewards specialists, not generalists.
For an experienced owner, 87936 can be a a solid fit for hunting ground — but the discount at $186K reflects genuine risk that outside investors often underestimate.
On balance, 87936 offers a low basis, the region around Garfield has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 87936 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. substantial returns are possible in 87936, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Garfield:
Market Trends
Home Value History (with trend line)
📊 How Does 87936 Compare?
| Metric | 87936 | Garfield | Las Cruces, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $185,985 | $181,245 | N/A | $308,799 |
| 5-Year CAGR | 5.0% | 4.7% | N/A | 7.3% |
| Avg Rent | $936 | $936 | N/A | - |
| Cap Rate | 3.9% | 4.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87936 (Garfield, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $185,985 |
| Monthly Rent | $936 |
| Price-to-Rent | 16.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.0% |
| Cap Rate | 3.9% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | -5.2% ▼ |
| 3-Year CAGR | +1.4% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.9%). 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 87936
Population: 249
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 87936
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 consider Garfield, NM?
The 3.0/5 investability rating in Garfield, NM reflects its $186K prices and $936/mo rents. Investors generally consider it a solid option within NM.
Where do rents currently stand in Garfield, NM?
The typical rental in Garfield, NM commands about $936/mo monthly. That rent profile measured cash flow against the $186K purchase basis.
What is the typical vacancy rate in Garfield, NM?
Garfield, NM vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
What is the median home value in Garfield, NM?
Expect median prices around $186K in Garfield, NM. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Can I house hack in Garfield, NM?
Garfield, NM is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $186K price point reasonable to enter.
You know 87936 now. You don’t know where it ranks.
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How 87936 ranks in Las Cruces, NM
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