3009 Vista Grande Dr NW · Albuquerque, NM 87120

$269,900

3 bd · 2.0 ba · 1,284 sqft · Other public records · 5 Days on market

Built 1971 8,255 sqft lot $210/sqft · 9% below area Est $311k · 13% under

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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).

• ARV discount +13.5/15.0
• Cash flow +9.4/30.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained home in Albuquerque featuring upgraded refrigerated air, beautiful mountain views from the front porch, and a large lot with plenty of outdoor space. Conveniently located near local shopping, restaurants, grocery stores, gyms, and everyday amenities, this home also offers quick access to I-40 and Coors Blvd for an easy commute. Whether you are looking for your next home or a great opportunity in a desirable Westside location, this property is one you won't want to miss.

Key facts

• Refrigerated air
• Large lot
• Outdoor space

Tags

• REFRIGERATED AIR
• MOUNTAIN VIEWS
• LARGE LOT
• OUTDOOR SPACE
• QUICK ACCESS TO I-40
• DESIRABLE WESTSIDE LOCATION

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story home; Faces northeast; Resale property; Slab foundation
• Construction: Frame and stucco construction; Pitched shingle roof; Built by unknown builder
• Exterior features: Private yard; Covered and open patio; Patio; Shed(s); Back yard fencing and wall

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Concrete; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central forced air heating; Refrigerated cooling (air conditioning)
• Interior features: Ceiling fans; Main level primary suite; Double-pane insulated sliding windows
• Laundry & utility: Washer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (30.3% below list).
• Recommended offer: $188k (30.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $188,124 (30.3% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 12.0

CMA / ARV

• ARV (median comp): $311,300
• List price: $269,900
• Delta: -13.30%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.4%
• Equity multiple: 0.19×
• Total profit: $-61,495
• Equity at exit: $40,243

10-year hold

• IRR: -30.2%
• Equity multiple: -0.20×
• Total profit: $-90,866
• Equity at exit: $23,336

Cash invested: $75,572 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,881 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-191

Break-even live

Break-even rent $2,123

Max offer price $236,175

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5109 Redlands Rd NW Albuquerque, NM	2.0	2.0	974	$1,800	$1.85	23d	1	0.18mi
2840 Quail Pointe Dr NW Albuquerque, NM	3.0	3.0	1323	$1,800	$1.36	43d	1	0.45mi
5106 Park Ridge Rd NW Albuquerque, NM	3.0	2.0	1100	$1,995	$1.81	14d	1	0.48mi
2834 Estrella Brillante St NW Albuquerque, NM	2.0	2.5	1713	$1,750	$1.02	2d	1	0.53mi
2901 Estrella Brillante St NW Albuquerque, NM	3.0	2.5	1750	$2,100	$1.20	19d	1	0.56mi
2304 Alamogordo Dr NW Albuquerque, NM	3.0	2.0	1420	$2,095	$1.48	43d	1	0.56mi
2600 Americare Ct NW Albuquerque, NM	1.0–2.0	1.0–2.0	811	$1,132	$1.39	3d	19	0.56mi
6041 Sequoia Rd NW Albuquerque, NM	2.0	2.5	1109	$1,600	$1.44	3d	2	0.70mi
2305 Maiden Grass Rd NW Albuquerque, NM	3.0	2.0	1221	$1,800	$1.47	3d	1	0.72mi
6101 Sequoia Rd NW Albuquerque, NM	1.0–2.0	1.0–2.0	1000	$1,795	$1.79	3d	22	0.81mi
5501 Iliff Rd NW Albuquerque, NM	4.0	2.0	1400	$2,000	$1.43	43d	1	0.99mi
5648 Valle Alegre Rd NW Albuquerque, NM	2.0	2.5	1184	$1,625	$1.37	19d	1	1.04mi
2830 Floral Rd NW Albuquerque, NM	2.0	1.0	981	$1,800	$1.83	14d	1	1.05mi
2211 Rio Grande Blvd NW Albuquerque, NM	1.0–2.0	1.0–2.0	825	$2,175	$2.64	3d	5	1.19mi
2211 Rio Grande Blvd NW Albuquerque, NM	1.0–2.0	1.0–2.0	837	$2,450	$2.93	43d	9	1.19mi
6823 Toratolla Ct NW Albuquerque, NM	3.0	2.0	1500	$2,000	$1.33	19d	1	1.23mi
6605 Saint Josephs Ave NW Albuquerque, NM	3.0	2.0	1480	$1,895	$1.28	21d	1	1.29mi
6535 Tierra Prieta Ave NW Albuquerque, NM	3.0	2.0	1504	$1,950	$1.30	3d	1	1.37mi
7201 Cisco Rd NW Albuquerque, NM	3.0	2.5	1800	$2,175	$1.21	43d	1	1.49mi

Listing history 2 events

1. 2026-05-18
   status Pending 506-char remark
2. 2026-05-13
   listed $269,900 Active 506-char remark

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: +$368/yr (+$31/mo · 20.6%)

ⓘ 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 ≥97°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: $22,575
• − Mortgage interest: −$15,119
• − Property taxes: −$1,791
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$7,852
• Taxable loss: −$7,148
• Est. tax savings @ 24.0%: +$1,715
• After-tax cash flow: $-575/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

2 events — show timeline

• 2026-05-18 Pending — Southwest MLS
• 2026-05-13 Listed $269,900 Southwest MLS

Property tax history

+2.6%/yr

Latest (2025): $1,791 · +3.2% YoY. Source: county tax records.