714 City View Dr SW · Albuquerque, NM 87105

$158,000

3 bd · 2.0 ba · 1,067 sqft · Land · 82 Days on market

Built 1986 6,098 sqft lot $148/sqft · 7% below area Est $169k · 7% under

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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 +18.4/30.0
• ARV discount +10.4/15.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this updated manufactured home for sale featuring modern upgrades. This move in ready home offers a remodeled kitchen with modern countertops, a renovated primary bathroom, and new stylish flooring throughout. Enjoy fresh interior and exterior paint, energy-efficient windows, and a bright open-concept living space designed for comfortable everyday living and entertaining. Situated on a spacious lot with yard access, this property provides ample parking and room for storage or outdoor living. Enjoy a combination of modern upgrades, functional layout, and great curb appeal. Financing now possible! Don't delay, schedule your showing today!

Key facts

• Extra parking
• Remodeled kitchen
• Spacious lot

Tags

• REMODELED KITCHEN
• REMODELED MASTER BATHROOM
• NEW STYLISH FLOORING
• SPACIOUS LOT
• YARD ACCESS
• EXTRA PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $158k.

Deal economics

• At list price, monthly cash flow is $148 ($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 $136k (13.9% below list).
• Recommended offer: $136k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.6% 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: Alamosa Elementary (376 students, 100% FRL); Truman Middle (671 students, 100% FRL); West Mesa High (math 30% / reading 50%, grade F, #61 of 110 statewide, top 61%, 1,799 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 63% district-wide (-23 pts) — the specific schools serving this property underperform the Albuquerque Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 166 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $135,990 (13.9% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.02%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (median comp): $169,000
• List price: $158,000
• Delta: -6.51%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-16,255
• Equity at exit: $23,558

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-2,343
• Equity at exit: $13,661

Cash invested: $44,240 (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 87105

• Active inventory: 166
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$829
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $148

Break-even live

Break-even rent $1,173

Max offer price $158,000

Occupancy floor 84%

Sensitivity live

Price	-10% $237	-5% $193	+0% $148	+5% $103	+10% $59
Rent	-10% $41	-5% $94	+0% $148	+5% $202	+10% $255
Rate	-1.0pp $228	-0.5pp $188	base $148	+0.5pp $107	+1.0pp $65

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Luna Rd SW Unit B Albuquerque, NM	2.0	1.0	800	$1,395	$1.74	16d	1	0.13mi
1846 Henry Cir SW Albuquerque, NM	3.0	1.5	1200	$1,800	$1.50	45d	1	0.59mi
5817 Central Ave NW Apt 13 Albuquerque, NM	3.0	2.0	900	$1,595	$1.77	45d	1	0.74mi
370 Atrisco Dr SW Apt 9 Albuquerque, NM	2.0	1.0	800	$985	$1.23	45d	1	0.75mi
221 63rd St NW Unit D Albuquerque, NM	2.0	1.0	900	$925	$1.03	21d	1	0.91mi
221 63rd St NW Unit A Albuquerque, NM	2.0	1.0	900	$925	$1.03	45d	1	0.91mi
221 63rd St NW Unit B Albuquerque, NM	2.0	1.0	900	$900	$1.00	45d	1	0.91mi
221 63rd St NW Unit B Albuquerque, NM	2.0	1.0	900	$925	$1.03	25d	1	0.91mi
232 63rd St NW Apt C Albuquerque, NM	2.0	1.0	700	$925	$1.32	16d	1	0.92mi
225 63rd St NW Albuquerque, NM	2.0	1.0	900	$925	$1.03	45d	1	0.92mi
237 63rd St NW Albuquerque, NM	2.0	1.0	900	$925	$1.03	16d	1	0.95mi
237 63rd St NW Albuquerque, NM	2.0	1.0	900	$925	$1.03	45d	1	0.95mi
502 57th St NW Albuquerque, NM	2.0	2.0	1216	$1,825	$1.50	45d	1	1.25mi
7412 Central Ave SW Apt 14 Albuquerque, NM	3.0	3.0	800	$1,750	$2.19	5d	1	1.31mi
560 Estancia Dr NW Apt B Albuquerque, NM	2.0	1.0	900	$975	$1.08	5d	1	1.42mi

Listing history 24 events

1. 2026-06-22
   days on market $158,000 Active 82 DOM
2. 2026-06-18
   days on market $158,000 Active 79 DOM
3. 2026-06-17
   days on market $158,000 Active 78 DOM
4. 2026-06-16
   days on market $158,000 Active 77 DOM
5. 2026-06-15
   days on market $158,000 Active 76 DOM
6. 2026-06-13
   days on market $158,000 Active 74 DOM
7. 2026-06-10
   days on market $158,000 Active 71 DOM
8. 2026-06-09
   days on market $158,000 Active 70 DOM
9. 2026-06-08
   days on market $158,000 Active 69 DOM
10. 2026-06-07
    days on market $158,000 Active 68 DOM
11. 2026-06-05
    days on market $158,000 Active 65 DOM
12. 2026-06-03
    days on market $158,000 Active 64 DOM
13. 2026-06-02
    days on market $158,000 Active 63 DOM
14. 2026-06-01
    days on market $158,000 Active 62 DOM
15. 2026-05-31
    days on market $158,000 Active 61 DOM
16. 2026-03-30
    listed $158,000 Active 653-char remark

    Show marketing remark (653 chars)

    Discover this updated manufactured home for sale featuring modern upgrades. This move in ready home offers a remodeled kitchen with modern countertops, a renovated primary bathroom, and new stylish flooring throughout. Enjoy fresh interior and exterior paint, energy-efficient windows, and a bright open-concept living space designed for comfortable everyday living and entertaining. Situated on a spacious lot with yard access, this property provides ample parking and room for storage or outdoor living. Enjoy a combination of modern upgrades, functional layout, and great curb appeal. Financing now possible! Don't delay, schedule your showing today!

17. 2025-09-16
    price $160,000
18. 2025-07-30
    price $175,000
19. 2020-04-30
    soldstatus
20. 2020-04-25
    historical
21. 2020-04-14
    status Pending
22. 2020-02-11
    status Pending
23. 2020-02-03
    listed $50,000 Active
24. 2005-09-26
    soldstatus

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$882/yr (+$73/mo · 230.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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: $16,319
• − Mortgage interest: −$8,850
• − Property taxes: −$382
• − Insurance: −$790
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − Depreciation: −$4,596
• Taxable loss: −$912
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $1,995/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): 54,367
• Household income: $55,644
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1175.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 34% White 14% Native American 6%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 45%

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: ▼ -223.16%
• Current HPI: 269.4587
• Rent YoY: —
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+216.0% since first listed

9 events — show timeline

• 2026-03-30 Listed $158,000 Southwest MLS
• 2025-09-16 Price Changed $160,000 Southwest MLS
• 2025-07-30 Price Changed $175,000 Southwest MLS
• 2020-04-30 Sold (Public Records) — Public Records
• 2020-04-25 Delisted — Southwest MLS
• 2020-04-14 Pending — Southwest MLS
• 2020-02-11 Pending — Southwest MLS
• 2020-02-03 Listed $50,000 Southwest MLS
• 2005-09-26 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $382 · +3.1% YoY. Source: county tax records.