Real Estate Investing in Cloudcroft, New Mexico (88317)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 88317 (Cloudcroft, 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: 73.2% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 28.9 — 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 Cloudcroft, NM (88317)?
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Market Analysis: 88317 Cloudcroft
ZIP 88317 in Cloudcroft, NM carries a impressive set of headwinds. Home values near $303K and rents of $873/mo sit inside a market where underwriting has to be tight.
The 88317 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 88317's metrics run below Otero County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 88317 ZIP's population of 2,633 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
The right play in 88317 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 Cloudcroft:
Property Strategy for 88317
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $182,301 | $790 | 3.1% | +11.8% | $182,301 |
| 2BR | $247,407 | $970 | 2.8% | +10.8% | $123,703 |
| 3BR | $338,813 | $1,350 | 2.9% | +9.5% | $112,938 |
| 4BR | $449,256 | $1,640 | 2.6% | +8.4% | $112,314 |
Market Trends
Home Value History (with trend line)
📊 How Does 88317 Compare?
| Metric | 88317 | Cloudcroft | Alamogordo, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $303,219 | $303,219 | N/A | $308,799 |
| 5-Year CAGR | 7.8% | 7.8% | N/A | 7.3% |
| Avg Rent | $873 | $873 | N/A | - |
| Cap Rate | 2.3% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 88317 (Cloudcroft, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $303,219 |
| Monthly Rent | $873 |
| Price-to-Rent | 28.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +4.2% ▲ |
| 5-Year CAGR | +7.8% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (2.3%). 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 88317
Population: 2,633
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 88317
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
Which real estate strategy fits Cloudcroft, NM?
Cloudcroft, NM investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($303K prices, $873/mo rents) make it a reasonable choice.
Does Cloudcroft, NM make sense for an investment property?
Cloudcroft, NM registers an investability rating of 3.0/5, with median home values near $303K and average rents around $873/mo. That combination puts it in the impressive tier for investor interest.
How strong is the working-renter base in Cloudcroft, NM?
Tenant quality in Cloudcroft, NM ranks as solid. Landlords generally report reliable occupancy at market rents of $873/mo.
Is NM a landlord-friendly state?
NM ranks as a landlord-friendly state for landlord-tenant law. Cloudcroft generally follows the statewide framework, so landlords face reasonable operating rules.
Do rentals sit vacant long in Cloudcroft, NM?
Occupancy in Cloudcroft, NM runs measured with elevated vacancy. Well-priced units at $873/mo lease on reasonable timelines.
You know 88317 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 88317 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 88317 ranks in Alamogordo, NM
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