7112 Pan American NE #187 · Albuquerque, NM 87109

$84,500

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 128 Days on market

Manufactured home 55+ age-restricted Built 1975 Good condition $75/sqft · 15% below area Est $99k · 15% under ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +22.5/30.0
• ARV discount +14.1/15.0
• 1% rule +7.5/10.0
• DSCR +7.5/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.3/5.0
• Manufactured-home adj. -5.5

Listing remarks

Welcome home to effortless comfort and vibrant 55+ living located in the desirable Albuquerque Meadows active adult community, this beautifully remodeled 2-bedroom, 2-bath residence offers the perfect blend of style, convenience, and low-maintenance living. Step inside to discover a bright, open interior featuring new Low-E vinyl windows, fresh paint, upgraded LVP flooring, and sheetrock walls that create a warm, modern feel throughout. The thoughtfully redesigned kitchen shines with granite countertops, new cabinetry, and stainless steel appliances--perfect for entertaining friends or enjoying quiet mornings at home.

Key facts

• New siding
• New kitchen cabinets
• Granite countertops

Tags

• REMODELED HOME
• NEW KITCHEN CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• REMODELED BATHROOMS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $84k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 3.8% 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: 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.
• Zoned schools: Edmund G Ross Elementary (405 students, 100% FRL); Mckinley Middle (486 students, 100% FRL); Del Norte High (1,070 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 238 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $584 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.64% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.91%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

• ARV (median comp): $99,000
• List price: $84,500
• Delta: -14.65%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Pan American East NE Unit 345	0.00mi	3/2.0 (+1)	1,060 (-5%)	3mo	$130,000	$123	84
7112 Pan American NE #235	0.00mi	2/2.0	1,248 (+11%)	1mo	$99,000	$79	80
7112 Pan American NE #230	0.00mi	2/3.0	980 (-12%)	4mo	$15,000	$15	72
6516 Pino Ave NE	0.56mi	3/2.0 (+1)	1,237 (+10%)	6mo	$219,900	$178	47
6835 Jade Park Ave NE	0.67mi	2/2.0	1,230 (+10%)	22mo	$229,900	$187	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.2%
• Equity multiple: 1.63×
• Total profit: $14,808
• Equity at exit: $12,599

10-year hold

• IRR: 22.5%
• Equity multiple: 2.66×
• Total profit: $39,184
• Equity at exit: $7,306

Cash invested: $23,660 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $73,750 ($70/sqft)
• Median days on market: 186 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +27.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 87109

• Rents YoY: -1.0%
• Active inventory: 238
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$443
• Tax est. 1.5%: −$106 /mo · $1,268/yr
• Insurance: −$35
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $511

Break-even live

Break-even rent $739

Max offer price $84,500

Occupancy floor 58%

Sensitivity live

Price	-10% $569	-5% $540	+0% $511	+5% $482	+10% $453
Rent	-10% $401	-5% $456	+0% $511	+5% $566	+10% $620
Rate	-1.0pp $553	-0.5pp $532	base $511	+0.5pp $489	+1.0pp $467

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: $21,125
• Closing costs: $2,535
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Santa Monica Ave NE Albuquerque, NM	1.0–3.0	1.0–2.0	1118	$1,974	$1.76	15d	29	0.35mi
6501 San Antonio Dr NE #5 Albuquerque, NM	2.0	2.0	1000	$1,850	$1.85	47d	1	0.55mi
5800 Harper Dr NE Albuquerque, NM	2.0	1.0	616	$1,201	$1.95	15d	6	0.65mi
7501 Jefferson St NE Albuquerque, NM	2.0	1.0–2.0	889	$2,196	$2.47	15d	32	0.73mi
7000 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	840	$1,689	$2.01	16d	22	0.79mi
7800 Headline Blvd NE Albuquerque, NM	2.0	1.0–2.0	943	$2,333	$2.47	16d	15	0.81mi
6441 Palomas Ave NE Albuquerque, NM	1.0	1.0–1.5	758	$2,118	$2.79	16d	7	0.92mi
6401 Academy Rd NE Albuquerque, NM	2.0	1.0	657	$1,325	$2.02	17d	16	0.97mi
5741 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	769	$1,470	$1.91	15d	13	1.01mi
6500 Martin Ct NE Albuquerque, NM	3.0	2.0	1376	$2,850	$2.07	47d	1	1.05mi
5828 Elmwood Dr NE Albuquerque, NM	2.0	2.0	1236	$1,790	$1.45	72d	1	1.11mi
5800 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	820	$1,518	$1.85	17d	20	1.20mi
7901 Cockatoo Ln NE Albuquerque, NM	3.0	2.0	1325	$2,050	$1.55	27d	1	1.32mi
4949 San Pedro Dr NE Albuquerque, NM	1.0–3.0	1.0–1.5	1025	$1,470	$1.43	16d	6	1.35mi
5324 San Mateo Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	748	$1,795	$2.40	16d	13	1.42mi
6004 Brenda Ave NE Albuquerque, NM	3.0	2.0	1235	$2,300	$1.86	41d	1	1.46mi

Property features AI

Finance

• Other: Zoning: R-MC*Lot dimensions source: OtherLot size source: EstimatedYear built source: Public records
• Financial info: Has land lease: $1,100 monthly
• HOA & community: Senior communityGated

Exterior

• Parking: Has carport (1 space)
• Security: Gated community
• Utilities: Cable availableElectricity connectedNatural gas connectedPublic sewerPublic water
• Home design: Single-story propertyFaces eastResale propertyMobile home model 'ame' (80' x 14')
• Construction: Wood sidingRolled/hot mop roof
• Exterior features: Covered patioPatioShed(s)ViewsXeriscape landscapingPrivate road frontageAsphalt road surfaceLeased land

Interior

• Kitchen: DishwasherFree-standing gas range
• Bedrooms: Main level bedroom(s)
• Flooring: Laminate
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Forced air heatingEvaporative cooling
• Interior features: Main-level primary suiteDouble-pane insulated vinyl windowsLaminate flooring
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $84,500 Active 128 DOM
2. 2026-08-07
   days on market $84,500 Active 127 DOM
3. 2026-08-06
   days on market $84,500 Active 126 DOM
4. 2026-08-05
   days on market $84,500 Active 125 DOM
5. 2026-08-04
   days on market $84,500 Active 124 DOM
6. 2026-08-03
   days on market $84,500 Active 123 DOM
7. 2026-08-01
   days on market $84,500 Active 120 DOM
8. 2026-07-30
   days on market $84,500 Active 119 DOM
9. 2026-07-30
   days on market $84,500 Active 118 DOM
10. 2026-07-28
    days on market $84,500 Active 117 DOM
11. 2026-07-26
    days on market $84,500 Active 115 DOM
12. 2026-07-24
    price $84,500 Active 113 DOM
13. 2026-07-24
    days on market $85,500 Active 113 DOM
14. 2026-07-23
    days on market $85,500 Active 112 DOM
15. 2026-07-22
    days on market $85,500 Active 111 DOM
16. 2026-07-21
    days on market $85,500 Active 110 DOM
17. 2026-07-20
    days on market $85,500 Active 109 DOM
18. 2026-07-18
    days on market $85,500 Active 107 DOM
19. 2026-07-18
    days on market $85,500 Active 106 DOM
20. 2026-07-16
    days on market $85,500 Active 105 DOM
21. 2026-07-15
    days on market $85,500 Active 104 DOM
22. 2026-07-14
    days on market $85,500 Active 103 DOM
23. 2026-07-13
    days on market $85,500 Active 102 DOM
24. 2026-07-13
    days on market $85,500 Active 101 DOM
25. 2026-07-11
    days on market $85,500 Active 100 DOM
26. 2026-07-10
    days on market $85,500 Active 99 DOM
27. 2026-07-09
    pricedays on market $85,500 Active 98 DOM
28. 2026-07-07
    days on market $86,500 Active 96 DOM
29. 2026-07-06
    days on market $86,500 Active 95 DOM
30. 2026-07-05
    days on market $86,500 Active 94 DOM
31. 2026-07-03
    days on market $86,500 Active 92 DOM
32. 2026-07-02
    days on market $86,500 Active 91 DOM
33. 2026-07-01
    days on market $86,500 Active 90 DOM
34. 2026-06-30
    days on market $86,500 Active 89 DOM
35. 2026-06-29
    days on market $86,500 Active 88 DOM
36. 2026-06-28
    days on market $86,500 Active 87 DOM
37. 2026-06-27
    days on market $86,500 Active 86 DOM
38. 2026-06-27
    days on market $86,500 Active 85 DOM
39. 2026-06-25
    days on market $86,500 Active 83 DOM
40. 2026-06-22
    days on market $86,500 Active 81 DOM
41. 2026-06-22
    days on market $86,500 Active 80 DOM
42. 2026-06-18
    days on market $86,500 Active 77 DOM
43. 2026-06-17
    days on market $86,500 Active 76 DOM
44. 2026-06-16
    days on market $86,500 Active 75 DOM
45. 2026-06-15
    days on market $86,500 Active 74 DOM
46. 2026-06-13
    pricedays on market $86,500 Active 72 DOM
47. 2026-06-10
    days on market $87,500 Active 69 DOM
48. 2026-06-09
    days on market $87,500 Active 68 DOM
49. 2026-06-08
    days on market $87,500 Active 67 DOM
50. 2026-06-07
    days on market $87,500 Active 66 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 3 d/yr ≥95°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,631
• − Mortgage interest: −$4,733
• − Property taxes: −$1,268
• − Insurance: −$422
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$2,458
• Taxable income: $5,089
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $4,910/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,600–$16,800 screening

This remodeled 2-bedroom, 2-bath manufactured home in Albuquerque Meadows is in good condition with fresh paint and new flooring, making it move-in ready for both resale and rental.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Replace outdoor light fixtures — Improves property presentation ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Edmund G Ross Elementary Middle Mckinley Middle High Del Norte High

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

B Composite livability gradescore 72/100

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 · 704,528 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 39,324
• Household income: $58,900
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 36% Two or more races 17% Native American 9% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 1%

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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: ▼ -303.11%
• Current HPI: 250.5034
• Rent YoY: ▼ -0.97%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Zoning: R-MC*Lot dimensions source: OtherLot size source: EstimatedYear built source: Public records
• Financial info: Has land lease: $1,100 monthly
• HOA & community: Senior communityGated

Exterior

• Parking: Has carport (1 space)
• Security: Gated community
• Utilities: Cable availableElectricity connectedNatural gas connectedPublic sewerPublic water
• Home design: Single-story propertyFaces eastResale propertyMobile home model 'ame' (80' x 14')
• Construction: Wood sidingRolled/hot mop roof
• Exterior features: Covered patioPatioShed(s)ViewsXeriscape landscapingPrivate road frontageAsphalt road surfaceLeased land

Interior

• Kitchen: DishwasherFree-standing gas range
• Bedrooms: Main level bedroom(s)
• Flooring: Laminate
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Forced air heatingEvaporative cooling
• Interior features: Main-level primary suiteDouble-pane insulated vinyl windowsLaminate flooring
• Laundry & utility: Washer hookupElectric dryer hookupGas dryer hookup

Price history

-3.9% since first listed

4 events — show timeline

• 2026-07-09 Price Changed $85,500 Southwest MLS
• 2026-06-12 Price Changed $86,500 Southwest MLS
• 2026-05-29 Price Changed $87,500 Southwest MLS
• 2026-04-02 Listed $89,000 Southwest MLS