Real Estate Investing in Fort Sumner, New Mexico (88119)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 88119 (Fort Sumner, NM)? Our answer, based on the numbers below.
Mixed — values have been flat. OK for long-horizon buyers, less attractive if you may need to sell soon.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 36.9% of homes vacant — above national norms.
- Lower household income: $32,188 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 Fort Sumner, NM (88119)?
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Market Analysis: 88119 Fort Sumner
ZIP 88119 in Fort Sumner, NM carries a durable set of headwinds. Home values near $94K and rents of $873/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 88119 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Regionally, 88119 sits on the difficult end of the NM spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Who lives in 88119 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 88119 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Fort Sumner:
Market Trends
Home Value History (with trend line)
📊 How Does 88119 Compare?
| Metric | 88119 | Fort Sumner | New Mexico |
|---|---|---|---|
| Home Value | $94,485 | $94,485 | $308,799 |
| 5-Year CAGR | N/A | N/A | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 7.2% | 7.2% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 88119 (Fort Sumner, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $94,485 |
| Monthly Rent | $873 |
| Price-to-Rent | 9.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.1% |
| Cap Rate | 7.2% |
| 5-Year IRR | 2.7% |
📈 Home Appreciation
| 1-Year | -2.7% ▼ |
| 3-Year CAGR | -4.5% ▼ |
| 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%) is close to the estimated cap rate (7.2%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 88119
Population: 1,467
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 88119
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 Fort Sumner, NM?
In Fort Sumner, NM the notable play is typically careful cash-flow rentals with hands-on management. The combination of $94K prices and $873/mo rents suits that approach.
How much rent can I charge in Fort Sumner, NM?
Rental rates in Fort Sumner, NM average $873/mo. Tenant demand and $94K home values make the yield look reasonable by investor standards.
How qualified is the tenant pool in Fort Sumner, NM?
Fort Sumner, NM draws a steady base of working renters. Demand at the $873/mo rent level is reasonable for standard single-family and small multi rentals.
Is rental property easy to operate in Fort Sumner, NM?
NM ranks as a landlord-friendly state for landlord-tenant law. Fort Sumner generally follows the statewide framework, so landlords face reasonable operating rules.
What is the median home value in Fort Sumner, NM?
Fort Sumner, NM median home values land near $94K. That is reasonable territory for investors looking at $873/mo-per-month rentals.
You know 88119 now. You don’t know where it ranks.
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