1551 Acapulco Rd NE · Rio Rancho, NM 87144

$310,000

4 bd · 2.0 ba · 1,762 sqft · SingleFamily · 2 Days on market

Built 1997 0.50 ac lot Est $384k · 19% 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 +16.4/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 4 bedroom manufactured home situated on a generous gated 1/2 acre lot in a very desirable Rio Rancho location. Breathtaking mountain views truly cannot be beat! Inside you'll find a bright & open floor plan featuring solid surface flooring throughout, 2 living areas, & a cozy fireplace. The roof is approximately 7 year old, providing added peace of mind. As an added bonus- the adjacent lot is also available for purchase, offering a rare opportunity to expand your property, create additional space, or invest for the future. No special financing required- the title is deactivated, making this home eligible for traditional financing options. Th

Key facts

• Two living areas
• Mountain views
• 0.5 acre lot

Tags

• MOUNTAIN VIEWS
• SOLID SURFACE FLOORING
• TWO LIVING AREAS
• APPROXIMATELY 7 YEAR OLD ROOF

Property features AI

Exterior

• Utilities: Electricity connected; Propane service; Water available; Private well; Septic tank
• Home design: Double-wide mobile home; Single-story; Resale property; Faces south
• Construction: Stucco construction; Pitched roof; Built by Palm Harbor; Mobile home approx. 65' x 28'
• Exterior features: Owned propane tank; Open patio; Patio; Shed(s); Gate; Landscaped lot; Scenic views; Dirt road access; Has view

Interior

• Kitchen: Free-standing electric range; Microwave; Dishwasher
• Bedrooms: Main-level primary
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Forced-air heating; Propane heating; Refrigerated cooling
• Interior features: Breakfast bar; Ceiling fans; Dual sinks; Great room; Multiple living areas; Main-level primary bedroom; Pantry; Skylights; Double-pane insulated vinyl windows
• Laundry & utility: Washer; Dryer; Electric dryer hookup; Propane dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $178 ($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 $265k (14.5% below list).
• Recommended offer: $265k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.6% in Rio Rancho — 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 71/100 on livability (#17 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: schools C-, amenities D, commute F.
• Rio Rancho Public Schools (suburban): math 48% / reading 73% proficiency, ranked #4 of 29 in NM (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.9%/yr); 1315 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).
• This rent runs 34% of the median local income ($95k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,030 (14.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.85% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $384,116
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6383 Roadrunner Loop NE	0.67mi	4/2.0	1,772 (+1%)	3mo	$344,900	$195	66
5983 Kim Rd NE	0.38mi	3/2.0 (-1)	1,616 (-8%)	8mo	$499,000	$309	57
5870 Miller Rd NE	0.27mi	3/2.0 (-1)	1,881 (+7%)	20mo	$415,000	$221	54
6301 Magpie Way NE	0.59mi	4/2.0	1,558 (-12%)	9mo	$340,000	$218	46
6404 Gambel Quail Rd NE	0.71mi	3/2.0 (-1)	1,633 (-7%)	6mo	$309,900	$190	45

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.67×
• Total profit: $-28,270
• Equity at exit: $46,222

10-year hold

• IRR: 5.0%
• Equity multiple: 1.43×
• Total profit: $37,333
• Equity at exit: $26,803

Cash invested: $86,800 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1315
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $178

Break-even live

Break-even rent $2,425

Max offer price $310,000

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1416 Monterrey Rd NE Rio Rancho, NM	3.0	2.0	2212	$2,600	$1.18	16d	1	0.36mi
2059 Columbia Ct NE Rio Rancho, NM	4.0	2.5	1887	$2,300	$1.22	43d	1	1.45mi

Listing history 4 events

1. 2026-06-09
   status $310,000 Pending 2 DOM
2. 2026-06-08
   days on market $310,000 Active 2 DOM
3. 2026-06-07
   remarks 691-char remark
4. 2026-06-07
   listed $310,000 Active 1 DOM

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: +$545/yr (+$45/mo · 28.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,804
• − Mortgage interest: −$17,365
• − Property taxes: −$1,935
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$9,018
• Taxable loss: −$3,153
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $2,888/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: Rio Rancho Public Schools
• NCES district ID: 3500010
• Math proficiency: 48% ▲ 38.00%
• Reading proficiency: 73% ▲ 48.00%
• Median HH income: $59,410
• Composite: 52.29/100
• National rank: #1595
• State rank: #4 of 29 in NM

Livability — Rio Rancho

• Score: 71/100
• State rank: #17
• US rank: #7253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rancho, NM
• County: Sandoval County · 110,336 people
• City population: 110,336
• Metro: Albuquerque, NM
• Population (ZIP): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+72.3% since first listed

9 events — show timeline

• 2026-06-03 Listed $310,000 Southwest MLS
• 2019-11-02 Delisted — Southwest MLS
• 2019-10-29 Sold (Public Records) — Public Records
• 2019-09-17 Pending — Southwest MLS
• 2019-09-12 Relisted — Southwest MLS
• 2019-08-31 Pending — Southwest MLS
• 2019-08-13 Listed $179,900 Southwest MLS
• 2006-04-28 Sold (Public Records) — Public Records
• 2002-05-28 Sold (Public Records) — Public Records

Property tax history

+1.0%/yr

Latest (2024): $1,935 · -0.4% YoY. Source: county tax records.