Real Estate Investing in Cliff, New Mexico (88028)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 88028 (Cliff, NM)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 30.7% of homes vacant — above national norms.
- Lower household income: $36,563 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 Cliff, NM (88028)?
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Market Analysis: 88028 Cliff
Investors eyeing 88028 need to respect the fundamentals at play. Home values of $261K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $261K asset, 88028 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader NM picture, 88028 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A solid renter share of 22% in 88028 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Cliff's stable or hybrid ZIPs before stepping into 88028. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Cliff:
Market Trends
Home Value History (with trend line)
📊 How Does 88028 Compare?
| Metric | 88028 | Cliff | Silver City, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $260,624 | $260,624 | N/A | $308,799 |
| 5-Year CAGR | 3.0% | 3.0% | N/A | 7.3% |
| Avg Rent | $945 | $945 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 88028 (Cliff, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $260,624 |
| Monthly Rent | $945 |
| Price-to-Rent | 23.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.8% |
| 5-Year IRR | 5.8% |
📈 Home Appreciation
| 1-Year | +1.5% ▲ |
| 3-Year CAGR | -2.0% ▼ |
| 5-Year CAGR | +3.0% ▲ |
| 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 (2.8%). 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 88028
Population: 247
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 88028
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 type of investing works in Cliff, NM?
Investors usually favor careful cash-flow rentals with hands-on management in Cliff, NM. With home values at $261K and rents near $945/mo, other strategies can work but produce even-keeled rather than outsized returns.
How landlord-friendly is Cliff, NM?
The landlord environment in Cliff, NM is landlord-friendly. Statewide rules shape most day-to-day operations for rental owners.
What kind of vacancy should I budget for in Cliff, NM?
Cliff, NM vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is house hacking profitable in Cliff, NM?
House hacking works a challenging in Cliff, NM. Rents of $945/mo against $261K acquisition make the strategy solid for owner-occupants.
What is the average monthly rent in Cliff, NM?
Rent in Cliff, NM is around $945/mo. The resulting rent-to-value relationship with $261K pricing is reasonable for most investor models.
You know 88028 now. You don’t know where it ranks.
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How 88028 ranks in Silver City, NM
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