813 Ram Trail Trl SE · Albuquerque, NM 87123

$58,000

2 bd · 2.0 ba · 1,115 sqft · Manufactured · 283 Days on market

Manufactured home Built 1990 Average condition $52/sqft · 50% below area Est $115k · 50% 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 +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -6.5

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 $58k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $445 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Manzano Mesa Elementary (540 students, 100% FRL); Van Buren Middle (398 students, 100% FRL); Highland High (math 30% / reading 70%, grade D+, #36 of 110 statewide, top 45%, 1,152 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 50% at this address vs 63% district-wide (-13 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: Rents soft (-2.1%/yr); 290 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 $401 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 $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 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: 1.85% ✓
• Cap rate: 15.50%
• Cash-on-cash: 32.87%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $115,000
• List price: $58,000
• Delta: -49.57%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
340 Buffalo Cir SE	0.47mi	3/2.0 (+1)	1,120 (+0%)	1mo	$94,500	$84	71
10500 Schenley Park Drive Schenley Park Dr NE	1.30mi	2/2.0	1,113 (-0%)	0mo	$272,500	$245	64
11910 Lombard Ln NE	1.41mi	2/1.5	1,113 (-0%)	0mo	$250,000	$225	62
10700 Griffith Park Dr NE	1.19mi	2/2.0	1,140 (+2%)	0mo	$269,000	$236	61
232 Zena Lona St NE	0.71mi	3/2.0 (+1)	1,044 (-6%)	0mo	$225,000	$216	51
10804 Griffith Park Dr NE	1.11mi	2/2.0	1,214 (+9%)	1mo	$255,000	$210	49
11004 Fort Point Ln NE Unit C	1.22mi	2/2.0	1,289 (+16%)	1mo	$255,000	$198	39
241 Burma Dr NE	0.73mi	3/2.0 (+1)	1,347 (+21%)	0mo	$279,000	$207	36
13220 Cloudview Ave NE	1.14mi	3/2.0 (+1)	1,367 (+23%)	1mo	$230,000	$168	34
340 Tepin Trl SE	0.83mi	3/2.5 (+1)	1,330 (+19%)	0mo	$310,000	$233	33
605 Sandler Dr NE	1.29mi	3/1.5 (+1)	1,325 (+19%)	1mo	$275,000	$208	32
10920 Habanero Way SE	0.79mi	3/3.0 (+1)	1,374 (+23%)	0mo	$315,000	$229	31

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: 24.6%
• Equity multiple: 1.97×
• Total profit: $15,812
• Equity at exit: $8,648

10-year hold

• IRR: 30.4%
• Equity multiple: 3.35×
• Total profit: $38,192
• Equity at exit: $5,015

Cash invested: $16,240 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 2 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $87,450 ($96/sqft)
• Median days on market: 22 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +7.8% vs current asking $/sqft

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

ZIP-level market 87123

• Rents YoY: -2.1%
• Active inventory: 290
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,070 high
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $445

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 53%

Sensitivity live

Price	-10% $485	-5% $465	+0% $445	+5% $425	+10% $405
Rent	-10% $360	-5% $403	+0% $445	+5% $487	+10% $529
Rate	-1.0pp $474	-0.5pp $460	base $445	+0.5pp $430	+1.0pp $415

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: $14,500
• Closing costs: $1,740
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
408 Western Skies Dr SE Apt C Albuquerque, NM	2.0	1.0	900	$950	$1.06	47d	1	0.39mi
301 Western Skies Dr SE Albuquerque, NM	1.0–3.0	1.0–2.0	806	$1,020	$1.26	16d	16	0.40mi
221 Hanosh Ct SE Albuquerque, NM	2.0	1.0	700	$800	$1.14	93d	1	0.45mi
313 Whispering Sands Ct SE Apt B Albuquerque, NM	2.0	1.0	825	$1,130	$1.37	47d	1	0.47mi
313 Whispering Sands Ct SE Apt D Albuquerque, NM	2.0	1.0	825	$1,130	$1.37	33d	1	0.47mi
328 Via Vista St SE Albuquerque, NM	3.0	2.0	1460	$2,075	$1.42	52d	1	0.47mi
309 Whispering Sands Ct SE Unit 3 Albuquerque, NM	2.0	1.0	825	$1,200	$1.45	72d	1	0.47mi
408 Rainbow Ct SE Albuquerque, NM	2.0	1.0	950	$1,200	$1.26	72d	1	0.48mi
404 Rainbow Ct SE Unit A Albuquerque, NM	2.0	1.0	985	$950	$0.96	19d	1	0.49mi
405 Dorado Ct SE Albuquerque, NM	2.0	1.0	800	$1,000	$1.25	93d	1	0.50mi
405 Dorado Ct SE Unit D Albuquerque, NM	2.0	1.0	800	$900	$1.12	93d	1	0.50mi
11208 Deer Lodge Pl SE Albuquerque, NM	3.0	2.0	1408	$1,950	$1.38	47d	1	0.50mi
12736 Singing Arrow Ave SE Apt B Albuquerque, NM	2.0	1.0	800	$950	$1.19	47d	1	0.51mi
12736 Singing Arrow Ave SE Unit C Albuquerque, NM	2.0	1.0	800	$950	$1.19	72d	1	0.51mi
328 Escena St SE Albuquerque, NM	3.0	2.0	1300	$1,895	$1.46	27d	1	0.54mi
521 Nathan St SE Albuquerque, NM	3.0	2.0	1060	$1,895	$1.79	68d	1	0.54mi
11220 Vistazo Pl SE Albuquerque, NM	3.0	2.0	1353	$1,950	$1.44	47d	1	0.57mi
12912 Marva Pl SE Albuquerque, NM	3.0	1.5	1057	$1,800	$1.70	41d	1	0.59mi
12720 Central Ave SE Albuquerque, NM	1.0–2.0	1.0–2.0	800	$1,125	$1.41	27d	10	0.61mi
12901 Central Ave NE Albuquerque, NM	1.0	1.0	540	$1,100	$2.04	93d	1	0.62mi
11104 Vistazo Pl SE Albuquerque, NM	3.0	2.0	1353	$1,950	$1.44	72d	1	0.63mi
201 Burma Dr NE Albuquerque, NM	3.0	1.5	1010	$1,500	$1.49	25d	1	0.65mi
200 Figueroa St NE Albuquerque, NM	1.0–3.0	1.0–2.0	823	$1,294	$1.57	16d	12	0.69mi
221 Shirley St NE Albuquerque, NM	3.0	1.5	1250	$1,750	$1.40	52d	1	0.77mi
12021 Skyline Rd NE Albuquerque, NM	1.0–3.0	1.0–2.0	875	$1,305	$1.49	16d	16	0.77mi
10935 Jicama Way SE Albuquerque, NM	3.0	2.5	1340	$1,900	$1.42	41d	1	0.80mi
13150 Wenonah Ave SE Albuquerque, NM	1.0–2.0	1.0–2.0	789	$1,658	$2.10	16d	12	0.84mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,738	$2.14	16d	10	0.88mi
10700 Habanero Way SE Albuquerque, NM	3.0	2.5	1250	$1,900	$1.52	19d	1	0.91mi
11117 Senac Pl NE Albuquerque, NM	2.0	1.0	800	$1,095	$1.37	39d	1	0.98mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$1,895	$1.79	19d	1	1.07mi
2004 Vernon Dr SE Albuquerque, NM	3.0	2.0	1476	$2,200	$1.49	41d	1	1.10mi
12004 Zia Rd NE Albuquerque, NM	2.0	1.5	1226	$1,785	$1.46	16d	3	1.11mi
13615 Shaffer Ct SE Albuquerque, NM	3.0	3.0	1341	$2,700	$2.01	52d	1	1.14mi
13500 Skyline Rd NE Albuquerque, NM	1.0–2.0	1.0	637	$895	$1.40	40d	2	1.14mi
12008 Copper Ave NE Unit C Albuquerque, NM	2.0	1.0	827	$1,250	$1.51	52d	1	1.18mi
12032 Copper Ave NE Albuquerque, NM	2.0	2.5	1090	$1,825	$1.67	41d	1	1.18mi
187 Vista Point Ct NE Albuquerque, NM	2.0	1.5	1262	$1,895	$1.50	27d	1	1.18mi
195 Monte Alto Pl NE Unit B Albuquerque, NM	2.0	1.0	911	$1,200	$1.32	41d	1	1.21mi
183 Monte Largo Dr NE Albuquerque, NM	2.0	1.0	850	$1,050	$1.24	19d	1	1.25mi

Listing history 50 events

1. 2026-08-08
   days on market $58,000 Active 283 DOM
2. 2026-08-07
   days on market $58,000 Active 282 DOM
3. 2026-08-06
   days on market $58,000 Active 281 DOM
4. 2026-08-05
   days on market $58,000 Active 280 DOM
5. 2026-08-04
   days on market $58,000 Active 279 DOM
6. 2026-08-03
   days on market $58,000 Active 278 DOM
7. 2026-08-01
   days on market $58,000 Active 275 DOM
8. 2026-07-30
   days on market $58,000 Active 274 DOM
9. 2026-07-30
   days on market $58,000 Active 273 DOM
10. 2026-07-28
    pricedays on market $58,000 Active 272 DOM
11. 2026-07-26
    days on market $70,000 Active 270 DOM
12. 2026-07-24
    days on market $70,000 Active 268 DOM
13. 2026-07-23
    days on market $70,000 Active 267 DOM
14. 2026-07-22
    days on market $70,000 Active 266 DOM
15. 2026-07-21
    days on market $70,000 Active 265 DOM
16. 2026-07-20
    days on market $70,000 Active 264 DOM
17. 2026-07-18
    days on market $70,000 Active 262 DOM
18. 2026-07-18
    days on market $70,000 Active 261 DOM
19. 2026-07-16
    days on market $70,000 Active 260 DOM
20. 2026-07-15
    days on market $70,000 Active 259 DOM
21. 2026-07-14
    days on market $70,000 Active 258 DOM
22. 2026-07-13
    days on market $70,000 Active 257 DOM
23. 2026-07-13
    days on market $70,000 Active 256 DOM
24. 2026-07-11
    days on market $70,000 Active 255 DOM
25. 2026-07-10
    days on market $70,000 Active 254 DOM
26. 2026-07-09
    days on market $70,000 Active 253 DOM
27. 2026-07-07
    days on market $70,000 Active 251 DOM
28. 2026-07-06
    days on market $70,000 Active 250 DOM
29. 2026-07-05
    days on market $70,000 Active 249 DOM
30. 2026-07-03
    days on market $70,000 Active 247 DOM
31. 2026-07-02
    days on market $70,000 Active 246 DOM
32. 2026-07-01
    days on market $70,000 Active 245 DOM
33. 2026-06-30
    days on market $70,000 Active 244 DOM
34. 2026-06-29
    days on market $70,000 Active 243 DOM
35. 2026-06-28
    days on market $70,000 Active 242 DOM
36. 2026-06-27
    days on market $70,000 Active 241 DOM
37. 2026-06-27
    days on market $70,000 Active 240 DOM
38. 2026-06-25
    days on market $70,000 Active 238 DOM
39. 2026-06-22
    days on market $70,000 Active 236 DOM
40. 2026-06-22
    pricedays on market $70,000 Active 235 DOM
41. 2026-06-18
    days on market $75,000 Active 232 DOM
42. 2026-06-17
    days on market $75,000 Active 231 DOM
43. 2026-06-16
    days on market $75,000 Active 230 DOM
44. 2026-06-15
    days on market $75,000 Active 229 DOM
45. 2026-06-13
    days on market $75,000 Active 227 DOM
46. 2026-06-10
    days on market $75,000 Active 224 DOM
47. 2026-06-09
    days on market $75,000 Active 223 DOM
48. 2026-06-08
    days on market $75,000 Active 222 DOM
49. 2026-06-07
    days on market $75,000 Active 221 DOM
50. 2026-06-05
    days on market $75,000 Active 218 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 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: $12,845
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$1,687
• Taxable income: $4,694
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $4,211/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 Est. rehab $27,875–$50,175 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Moderate 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.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Manzano Mesa Elementary Middle Van Buren Middle High Highland High D+ NM #36/110 Nat'l #5,489/17,239

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): 42,252
• Household income: $64,359
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 13% 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: 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%

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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: ▼ -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