813 Ram Trail Trl SE · Albuquerque, NM 87123

$75,000

2 bd · 2.0 ba · 1,115 sqft · Manufactured · 232 Days on market

Built 1990 Average condition $67/sqft · 36% below area Est $118k · 36% under ↓ 5% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a Gem to see! This Home is in the Four Hills Community. This home features two bedrooms and two bathrooms with a very spacious floorplan. Newer paint, floors and evaporative cooler. Located close to a community pool and clubhouse. This home is on leased land, and you will have to get qualified before the close of this sale with the Four Hills Community sales department.

Key facts

• Four hills community
• Spacious floorplan
• Clubhouse

Tags

• FOUR HILLS COMMUNITY
• COMMUNITY POOL
• CLUBHOUSE
• SPACIOUS FLOORPLAN
• NEWER PAINT
• NEWER FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 (-2.1%/yr); 202 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.00% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.02%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

• ARV (median comp): $117,648
• List price: $75,000
• Delta: -36.25%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Fox Ln SE	0.19mi	2/2.0	1,066 (-4%)	2mo	$90,000	$84	82
612 Trading Post Trl SE	0.21mi	3/2.0 (+1)	1,196 (+7%)	7mo	$120,000	$100	67
624 Trading Post Trl SE	0.19mi	3/2.0 (+1)	1,280 (+15%)	23mo	$84,900	$66	42

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: 30.6%
• Equity multiple: 2.23×
• Total profit: $25,856
• Equity at exit: $11,183

10-year hold

• IRR: 36.1%
• Equity multiple: 3.87×
• Total profit: $60,205
• Equity at exit: $6,485

Cash invested: $21,000 (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 87123

• Rents YoY: -2.1%
• Active inventory: 202
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $665

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 51%

Sensitivity live

Price	-10% $717	-5% $691	+0% $665	+5% $639	+10% $614
Rent	-10% $547	-5% $606	+0% $665	+5% $725	+10% $784
Rate	-1.0pp $703	-0.5pp $684	base $665	+0.5pp $646	+1.0pp $626

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Western Skies Dr SE Albuquerque, NM	1.0–3.0	1.0–2.0	806	$1,140	$1.41	4d	17	0.40mi
915 Tony Sanchez Dr SE Albuquerque, NM	3.0	2.0	1180	$2,295	$1.94	4d	1	0.45mi
221 Hanosh Ct SE Albuquerque, NM	2.0	1.0	700	$800	$1.14	44d	1	0.45mi
328 Via Vista St SE Albuquerque, NM	3.0	2.0	1460	$2,075	$1.42	3d	1	0.47mi
309 Whispering Sands Ct SE Unit 3 Albuquerque, NM	2.0	1.0	825	$1,200	$1.45	24d	1	0.47mi
408 Rainbow Ct SE Albuquerque, NM	2.0	1.0	950	$1,200	$1.26	24d	1	0.48mi
405 Dorado Ct SE Albuquerque, NM	2.0	1.0	800	$1,000	$1.25	45d	1	0.50mi
405 Dorado Ct SE Unit D Albuquerque, NM	2.0	1.0	800	$900	$1.12	44d	1	0.50mi
11208 Deer Lodge Pl SE Albuquerque, NM	3.0	2.0	1408	$1,950	$1.38	44d	1	0.51mi
12736 Singing Arrow Ave SE Unit C Albuquerque, NM	2.0	1.0	800	$950	$1.19	24d	1	0.51mi
521 Nathan St SE Albuquerque, NM	3.0	2.0	1060	$1,895	$1.79	19d	1	0.54mi
12901 Central Ave NE Albuquerque, NM	1.0	1.0	540	$1,100	$2.04	44d	1	0.62mi
11104 Vistazo Pl SE Albuquerque, NM	3.0	2.0	1353	$1,950	$1.44	24d	1	0.63mi
200 Figueroa St NE Albuquerque, NM	1.0–2.0	1.0	734	$1,207	$1.64	4d	10	0.69mi
221 Shirley St NE Albuquerque, NM	3.0	1.5	1250	$1,750	$1.40	4d	1	0.77mi
12021 Skyline Rd NE Albuquerque, NM	1.0–3.0	1.0–2.0	875	$1,305	$1.49	4d	17	0.77mi
13150 Wenonah Ave SE Albuquerque, NM	1.0–2.0	1.0–2.0	789	$1,633	$2.07	4d	16	0.84mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,715	$2.11	4d	10	0.88mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	22d	1	1.07mi
12004 Zia Rd NE Albuquerque, NM	2.0–3.0	1.5–2.0	1323	$1,795	$1.36	3d	7	1.11mi
13615 Shaffer Ct SE Albuquerque, NM	3.0	3.0	1341	$2,700	$2.01	4d	1	1.14mi
12008 Copper Ave NE Unit C Albuquerque, NM	2.0	1.0	827	$1,250	$1.51	4d	1	1.18mi
12032 Copper Ave NE Albuquerque, NM	2.0	2.5	1090	$1,900	$1.74	4d	1	1.18mi
187 Vista Point Ct NE Albuquerque, NM	2.0	1.5	1262	$1,975	$1.56	24d	1	1.18mi
12624 Copper Ave NE Apt 3 Albuquerque, NM	2.0	2.0	900	$995	$1.11	44d	1	1.25mi
187 Monte Largo Dr NE Apt 1 Albuquerque, NM	2.0	1.0	787	$1,050	$1.33	24d	1	1.26mi
187 Monte Largo Dr NE Albuquerque, NM	2.0	1.0	787	$1,050	$1.33	44d	1	1.26mi
628 Marquis Ct NE Albuquerque, NM	2.0	2.0	1099	$2,800	$2.55	44d	1	1.26mi
10404 Griffith Park Dr NE Albuquerque, NM	3.0	2.0	1287	$2,100	$1.63	4d	1	1.27mi
13412 Turquoise Ave NE Albuquerque, NM	3.0	2.0	1425	$1,900	$1.33	24d	1	1.39mi
557 Tramway Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	891	$1,152	$1.29	4d	9	1.41mi
12412 Grand Ave NE Albuquerque, NM	3.0	2.0	1022	$1,850	$1.81	45d	1	1.41mi
12509 Nambe Ave NE Albuquerque, NM	3.0	1.5	1272	$1,800	$1.42	24d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 232 DOM
2. 2026-06-17
   days on market $75,000 Active 231 DOM
3. 2026-06-16
   days on market $75,000 Active 230 DOM
4. 2026-06-15
   days on market $75,000 Active 229 DOM
5. 2026-06-13
   days on market $75,000 Active 227 DOM
6. 2026-06-10
   days on market $75,000 Active 224 DOM
7. 2026-06-09
   days on market $75,000 Active 223 DOM
8. 2026-06-08
   days on market $75,000 Active 222 DOM
9. 2026-06-07
   days on market $75,000 Active 221 DOM
10. 2026-06-05
    days on market $75,000 Active 218 DOM
11. 2026-06-03
    days on market $75,000 Active 217 DOM
12. 2026-06-02
    days on market $75,000 Active 216 DOM
13. 2026-06-01
    days on market $75,000 Active 215 DOM
14. 2026-05-31
    days on market $75,000 Active 214 DOM
15. 2026-02-09
    price $75,000 377-char remark

    Show marketing remark (377 chars)

    What a Gem to see! This Home is in the Four Hills Community. This home features two bedrooms and two bathrooms with a very spacious floorplan. Newer paint, floors and evaporative cooler. Located close to a community pool and clubhouse. This home is on leased land, and you will have to get qualified before the close of this sale with the Four Hills Community sales department.

16. 2025-10-19
    listed $79,000 Active 377-char remark

    Show marketing remark (377 chars)

    What a Gem to see! This Home is in the Four Hills Community. This home features two bedrooms and two bathrooms with a very spacious floorplan. Newer paint, floors and evaporative cooler. Located close to a community pool and clubhouse. This home is on leased land, and you will have to get qualified before the close of this sale with the Four Hills Community sales department.

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 1 d/yr ≥91°F today · 3 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,980
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$2,182
• Taxable income: $7,220
• Est. tax owed @ 24.0%: −$1,733
• After-tax cash flow: $6,252/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 · 3 photos

Average 55/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, particularly in the exterior and interior paint. Upgrading the flooring and repainting would significantly enhance its curb appeal and resale value.

Repairs flagged

• Minor exterior paint — Light wear
• Minor interior paint — Worn appearance

Value-add opportunities

• Both paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both replace carpet with hardwood or tile — Improves durability and resale value
• Both repair and paint exterior — Enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Light wear	Minor	$500–3,000
interior paint · Worn appearance	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both replace carpet with hardwood or tile — Improves durability and resale value ↑
• Both repair and paint exterior — Enhances curb appeal and resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 42,252
• Household income: $64,359
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1657.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 44% White 40% Two or more races 18% Native American 6% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 22% Vietnamese 2%

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: ▼ -231.76%
• Current HPI: 233.3553
• Rent YoY: ▼ -2.10%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-5.1% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $75,000 Southwest MLS
• 2025-10-19 Listed $79,000 Southwest MLS