Real Estate Investing in Williamsburg, New Mexico (87942)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87942 (Williamsburg, 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: 27.8% of homes vacant — above national norms.
- Elevated poverty: 22.9% poverty rate — can affect rent collection.
- Higher unemployment: 7.3% unemployment — tenant risk signal.
- Lower household income: $34,967 median — tenant affordability is tighter.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Williamsburg, NM (87942)?
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Market Analysis: 87942 Williamsburg
The 87942 ZIP covers a section of Williamsburg that demands careful diligence. Prices near $187K look accessible, but the work to make a deal cash flow is real.
Rent of $900/mo on a $187K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 87942 sits below the stated 0.0% once reality is priced in.
Put differently, 87942 offers a low basis, the region around Williamsburg has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A healthy renter share of 14% in 87942 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Williamsburg:
Market Trends
Home Value History (with trend line)
📊 How Does 87942 Compare?
| Metric | 87942 | Williamsburg | New Mexico |
|---|---|---|---|
| Home Value | $187,101 | $187,101 | $308,799 |
| 5-Year CAGR | 3.2% | 3.2% | 7.3% |
| Avg Rent | $900 | $900 | - |
| Cap Rate | 3.8% | 3.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87942 (Williamsburg, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $187,101 |
| Monthly Rent | $900 |
| Price-to-Rent | 17.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +11.8% ▲ |
| 3-Year CAGR | +0.7% ▲ |
| 5-Year CAGR | +3.2% ▲ |
| 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 (3.8%). 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 87942
Population: 1,114
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
Are renters plentiful in Williamsburg, NM?
Williamsburg, NM draws a stable base of working renters. Demand at the $900/mo rent level is reasonable for standard single-family and small multi rentals.
Does Williamsburg, NM make sense for an investment property?
With a 3.0/5 investability score, Williamsburg, NM ranks as a solid market for rental property investors. Median prices of $187K and rents of $900/mo drive the underlying numbers.
Is Williamsburg, NM landlord-friendly?
NM law landlord-friendly for landlords, and Williamsburg inherits those rules. Investors should still review local ordinances for rental licensing.
Can I house hack in Williamsburg, NM?
Williamsburg, NM offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $900/mo rent level.
What is the average home sale price in Williamsburg, NM?
Typical homes in Williamsburg, NM go for around $187K. The 5-year CAGR of 0.0% measured price movement.
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