10005 Pilar Ave SW · Albuquerque, NM 87121

$285,000

5 bd · 2.0 ba · 1,900 sqft · Other public records · 32 Days on market

Built 1972 8,059 sqft lot $150/sqft · 7% below area Est $307k · 7% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +16.8/30.0
• ARV discount +10.7/15.0
• Schools +5.3/10.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for space and location? This home has it. Ample front Living area in the front. Second living area in the back features additional Bonus room that can be used as a studio. tv room, game room or just another bedroom. Inviting Kitchen and Dining room with newer Stainless-Steel appliances will make you feel invited to cook for gatherings with family and friends. Garage was converted into a nice size bedroom. If you work from home, have a large family or you like to entertain family and guests or need an extra room for your pets, this is the home you need. Title Floors throughout, Front & back yards ready to design your favorite landscape. Did I mention brick veneer in the front and Solar panels? All this close to schools, parks, shopping and quick access to I-40 Fwy from 98th

Key facts

• Front living area
• Inviting kitchen
• Second living area

Tags

• FRONT LIVING AREA
• SECOND LIVING AREA
• BONUS ROOM
• INVITING KITCHEN
• DINING ROOM
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $285k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (11.2% below list).
• Recommended offer: $253k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.7% in Albuquerque — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#13 in NM) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F.
• Albuquerque Public Schools (urban): math 51% / reading 75% proficiency, ranked #3 of 29 in NM (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-1.9%/yr); 259 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $2,532/mo this rent would consume 50% of the median local household income ($61k/yr) (locally 1617% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,217 (11.2% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (median comp): $306,611
• List price: $285,000
• Delta: -7.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.47×
• Total profit: $-42,169
• Equity at exit: $42,494

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-50,823
• Equity at exit: $24,642

Cash invested: $79,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State New Mexico: 55 Moderately Landlord-Leaning · D+3
• County: — inherits STATE
• City: — inherits STATE

3-day notice but with cure rights; relocation assistance in some cities.

Methodology + full state rankings →

ZIP-level market 87121

• Home prices YoY: -19.4%
• Rents YoY: -1.9%
• Active inventory: 259
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,532 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $180

Break-even live

Break-even rent $2,304

Max offer price $285,000

Occupancy floor 88%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Diamond Mesa Trl SW Albuquerque, NM	1.0–4.0	1.0–2.5	1176	$2,664	$2.27	3d	26	0.77mi
9215 Eiffel Ave SW Albuquerque, NM	4.0	2.5	2388	$2,350	$0.98	14d	1	0.96mi
10775 Buck Island Rd SW Albuquerque, NM	4.0	2.0	1900	$2,350	$1.24	44d	1	1.03mi
1312 Quartz Dr SW Albuquerque, NM	4.0	2.0	1456	$2,098	$1.44	14d	1	1.11mi
9808 Farinosa Ave SW Albuquerque, NM	4.0	2.5	2550	$2,370	$0.93	44d	1	1.42mi
7316 Autumn Breeze Rd SW Albuquerque, NM	4.0	3.0	2100	$2,500	$1.19	14d	1	1.44mi

Listing history 5 events

1. 2026-04-11
   listed $285,000 Active 798-char remark

   Show marketing remark (798 chars)

   Looking for space and location? This home has it. Ample front Living area in the front. Second living area in the back features additional Bonus room that can be used as a studio. tv room, game room or just another bedroom. Inviting Kitchen and Dining room with newer Stainless-Steel appliances will make you feel invited to cook for gatherings with family and friends. Garage was converted into a nice size bedroom. If you work from home, have a large family or you like to entertain family and guests or need an extra room for your pets, this is the home you need. Title Floors throughout, Front & back yards ready to design your favorite landscape. Did I mention brick veneer in the front and Solar panels? All this close to schools, parks, shopping and quick access to I-40 Fwy from 98th

2. 2020-02-24
   historical
3. 2020-02-21
   soldstatus
4. 2020-01-06
   status Pending
5. 2019-12-09
   listed $140,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NM · Resets to sale price

• Current annual tax: $2,481 · $207/mo
• Projected year-2 tax: $2,481 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,386
• − Mortgage interest: −$15,964
• − Property taxes: −$2,481
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,431
• − Management: −$2,431
• − Depreciation: −$8,291
• Taxable loss: −$2,637
• Est. tax savings @ 24.0%: +$633
• After-tax cash flow: $2,797/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Albuquerque Public Schools
• NCES district ID: 3500060
• Math proficiency: 51% ▲ 30.00%
• Reading proficiency: 75% ▲ 45.00%
• Median HH income: $48,151
• Composite: 53.29/100
• National rank: #1487
• State rank: #3 of 29 in NM

Livability — Albuquerque

• Score: 72/100
• State rank: #13
• US rank: #6219

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety B+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albuquerque, NM
• County: Bernalillo County · 647,165 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 75,510
• Household income: $60,796
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 1617.0

Population outlook (Bernalillo County) Hauer SSP2

• Today (2025): 704,528 people
• By 2030: 711,723 · +1.0%
• By 2040: 714,522 · +1.4%
• By 2050: 709,274 · +0.7%
• By 2075: 680,015 · -3.5%
• By 2100: 619,879 · -12.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 32% White 9% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 44% Tagalog/Filipino 1%

Political lean MEDSL · Bernalillo

• 2024 margin: Strong D (+21.0) · D 59.2% · R 38.2% · Other 2.6%
• 2008→2024 swing: -0.3pp no change · 2008: 21.4pp · 2024: 21.0pp
• All cycles: 2024: D+21.0 2020: D+24.4 2016: D+17.8 2012: D+16.2 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.80%
• Current HPI: 261.8123
• Rent YoY: ▼ -1.86%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+103.6% since first listed

5 events — show timeline

• 2026-04-11 Listed $285,000 Southwest MLS
• 2020-02-24 Delisted — Southwest MLS
• 2020-02-21 Sold (Public Records) — Public Records
• 2020-01-06 Pending — Southwest MLS
• 2019-12-09 Listed $140,000 Southwest MLS

Property tax history

+6.7%/yr

Latest (2025): $2,481 · +3.2% YoY. Source: county tax records.