Real Estate Investing in Clayton, New Mexico (88415)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 88415 (Clayton, NM)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
- High vacancy: 25.9% of homes vacant — above national norms.
- 1-year downturn: Values declined 6.5% in the last year.
- Elevated poverty: 21.0% poverty rate — can affect rent collection.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Clayton, NM (88415)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 88415 Clayton
Investors eyeing 88415 need to respect the fundamentals at play. Home values of $109K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $109K asset, 88415 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 88415 among NM's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 88415 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 88415 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 Clayton:
Market Trends
Home Value History (with trend line)
📊 How Does 88415 Compare?
| Metric | 88415 | Clayton | New Mexico |
|---|---|---|---|
| Home Value | $108,813 | $108,813 | $308,799 |
| 5-Year CAGR | 1.7% | 1.7% | 7.3% |
| Avg Rent | $873 | $873 | - |
| Cap Rate | 6.3% | 6.3% | - |
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 88415 (Clayton, NM). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 88415 (Clayton, NM)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $108,813 |
| Monthly Rent | $873 |
| Price-to-Rent | 10.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.3% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | -6.5% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +1.7% ▲ |
| 10-Year CAGR | +3.1% ▲ |
🏠 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 (6.3%). 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 88415
Population: 3,143
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 88415
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
Is NM a landlord-friendly state?
NM law landlord-friendly for landlords, and Clayton inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is the working-renter base in Clayton, NM?
Tenant quality in Clayton, NM ranks as solid. Landlords generally report measured occupancy at market rents of $873/mo.
What approach is best for Clayton, NM real estate?
Clayton, NM investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($109K prices, $873/mo rents) make it a reasonable choice.
Can I house hack in Clayton, NM?
The house hack math a challenging in Clayton, NM. Owner-occupant buyers benefit from the $873/mo rents and $109K home values.
How does Clayton, NM stack up for property investment?
The 3.0/5 investability rating in Clayton, NM reflects its $109K prices and $873/mo rents. Investors generally consider it a solid option within NM.
You know 88415 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 88415 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.
AI Market Advisor
Ask questions about investing in 88415 (Clayton)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 88415 (Clayton, NM).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.