Investing in Valencia County
Valencia County covers 4 rental markets we actively finance in New Mexico — Belen, Bosque Farms, Los Lunas, Peralta. Across those markets the median investment basis averages $283,750, a long-term lease averages $2,000/month, and the average all-in PITIA on a DSCR loan at the minimum down payment is $1,899. That produces a county-wide average DSCR ratio near 1.06x.
Basis varies more inside Valencia County than the average suggests. Belen is the lowest entry point at roughly $235,000, while Belen currently models the strongest coverage ratio in the county at 1.18x. When two towns in the same county ratio differently, it is almost always the rent-to-price relationship rather than the rate — the same loan pricing applies county-wide, so the deal is won on which submarket you buy in.