8419 Cedarcroft Rd NW · Albuquerque, NM 87120

$250,000

3 bd · 2.0 ba · 1,041 sqft · Other public records · 1 Days on market

Built 2000 4,138 sqft lot

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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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

No HOA. No PID. Investment opportunity. The home is being sold AS IS. Seller will NOT provide any credits, repairs or price reductions.

Key facts

• 4,138 sq ft lot
• Garage
• Built 2000

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer (connected); Electricity available; Natural gas available and connected
• Home design: Single-story home; Faces southwest; Resale property
• Construction: Frame and stucco construction; Pitched shingle roof; Slab foundation; Built by Sivage Thomas (year built from assessor)
• Exterior features: Open patio; Back yard fencing; Landscaped lot; Planned unit development; City street frontage; Asphalt road

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Evaporative cooling
• Interior features: Breakfast bar; Ceiling fan(s); High ceilings; Main level primary; Pantry; Double-pane, insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $-52 ($-621/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.2% below list).
• Recommended offer: $199k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 (-1.4%/yr); 448 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $199,472 (20.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.29×
• Total profit: $-49,683
• Equity at exit: $37,276

10-year hold

• IRR: -22.7%
• Equity multiple: -0.00×
• Total profit: $-70,224
• Equity at exit: $21,615

Cash invested: $70,000 (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 87120

• Rents YoY: -1.4%
• Active inventory: 448
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$212 /mo · $2,548/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-52

Break-even live

Break-even rent $2,060

Max offer price $240,862

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $19	+0% $-52	+5% $-122	+10% $-193
Rent	-10% $-209	-5% $-131	+0% $-52	+5% $27	+10% $106
Rate	-1.0pp $74	-0.5pp $12	base $-52	+0.5pp $-117	+1.0pp $-182

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8416 Magenta Rd NW Albuquerque, NM	3.0	2.0	1256	$2,195	$1.75	44d	1	0.17mi
1900 Cielo Oeste Pl NW Albuquerque, NM	3.0	2.0	1436	$2,000	$1.39	44d	1	0.70mi
1700 Market St NW Albuquerque, NM	2.0–3.0	2.0	1025	$1,449	$1.41	4d	4	0.86mi
1919 Ladera Dr NW Albuquerque, NM	2.0–3.0	2.0	997	$1,449	$1.45	4d	11	1.09mi
6801 Los Volcanes Rd NW Albuquerque, NM	3.0	1.0–2.0	681	$1,573	$2.31	4d	20	1.26mi
1216 Telstar Loop NW Albuquerque, NM	3.0	2.0	1158	$2,200	$1.90	44d	1	1.42mi

Listing history 2 events

1. 2026-06-17
   remarks 135-char remark
2. 2026-06-17
   listed $250,000 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: $2,548 · $212/mo
• Projected year-2 tax: $2,548 · $212/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 ≥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: $23,937
• − Mortgage interest: −$14,004
• − Property taxes: −$2,548
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$7,273
• Taxable loss: −$4,968
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $572/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): 66,097
• Household income: $86,907
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1376.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 54% White 34% Two or more races 28% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% German/W. Germanic 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: ▼ -166.08%
• Current HPI: 239.2019
• Rent YoY: ▼ -1.37%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

4 events — show timeline

• 2026-06-16 Listed $250,000 Southwest MLS
• 2021-06-16 Sold (Public Records) — Public Records
• 2021-05-16 Pending — Southwest MLS
• 2021-05-11 Listed $200,000 Southwest MLS

Property tax history

+7.2%/yr

Latest (2025): $2,548 · +3.2% YoY. Source: county tax records.