905 Ross Ave SE · Albuquerque, NM 87102

$159,000

3 bd · 1.0 ba · 966 sqft · Other public records · 27 Days on market

Built 1980 2,483 sqft lot $165/sqft · 32% below area Est $234k · 32% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Schools +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice smaller home with lots of potential, it needs some work and a kitchen, seller will consider an REC with 10% down, long term contract, call agent for more info

Key facts

• 2,483 sq ft lot
• 2 parking spots
• Built 1980

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Electricity available; Natural gas available; Public sewer; Public water
• Home design: Single-story home; Faces south; Resale property
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Full fencing; No additional exterior features listed

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Primary bedroom on the main level
• Flooring: No carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Forced air; Natural gas heating
• Interior features: Vinyl windows; Main level primary bedroom; Carpet-free flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 rising fast (+4.9%/yr); 143 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $1,714/mo this rent would consume 48% of the median local household income ($43k/yr) (locally 1721% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 $156,615 (1.5% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $233,678
• List price: $159,000
• Delta: -31.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,069
• Equity at exit: $23,707

10-year hold

• IRR: 9.8%
• Equity multiple: 1.82×
• Total profit: $36,595
• Equity at exit: $13,747

Cash invested: $44,520 (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 87102

• Rents YoY: 4.9%
• Active inventory: 143
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,714 high
• Mortgage (P&I): −$834
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $303

Break-even live

Break-even rent $1,329

Max offer price $159,000

Occupancy floor 77%

Sensitivity live

Price	-10% $393	-5% $348	+0% $303	+5% $258	+10% $213
Rent	-10% $168	-5% $236	+0% $303	+5% $371	+10% $439
Rate	-1.0pp $384	-0.5pp $344	base $303	+0.5pp $262	+1.0pp $220

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 High St SE Unit B Albuquerque, NM	4.0	1.5	1000	$2,036	$2.04	24d	1	0.11mi
3003 Transport St SE Albuquerque, NM	5.0	1.0–5.0	1083	$1,780	$1.64	44d	4	0.75mi
1832 Buena Vista Dr SE Unit A Albuquerque, NM	2.0	1.0	800	$1,000	$1.25	24d	1	0.91mi
1918 Buena Vista Dr SE Unit B Albuquerque, NM	2.0	1.0	1000	$1,300	$1.30	44d	1	0.91mi
815 John St SE Albuquerque, NM	2.0	1.0	930	$1,600	$1.72	44d	1	1.04mi
702 Broadway Blvd SE #8 Albuquerque, NM	2.0	1.5	1071	$1,825	$1.70	3d	1	1.11mi
2124 Eton Ave SE Unit 2 Albuquerque, NM	2.0	1.0	800	$1,900	$2.38	44d	1	1.31mi
2124 Eton Ave SE Unit 2-F Albuquerque, NM	2.0	1.0	800	$2,300	$2.88	44d	1	1.31mi
1704 Lead Ave SE Unit Lead Ave SE unit 1704 Lead C Albuquerque, NM	2.0	2.0	1100	$1,450	$1.32	3d	1	1.36mi
1704 Lead Ave SE Unit Lead Ave SE unit 1704 Lead C Albuquerque, NM	2.0	2.0	1000	$1,450	$1.45	44d	1	1.36mi
1721 Girard Blvd SE Unit C Albuquerque, NM	2.0	1.0	885	$1,175	$1.33	44d	1	1.50mi

Listing history 30 events

1. 2026-06-15
   status $159,000 Pending 27 DOM
2. 2026-06-13
   days on market $159,000 Active 27 DOM
3. 2026-06-10
   days on market $159,000 Active 24 DOM
4. 2026-06-09
   days on market $159,000 Active 23 DOM
5. 2026-06-08
   days on market $159,000 Active 22 DOM
6. 2026-06-07
   days on market $159,000 Active 21 DOM
7. 2026-06-05
   days on market $159,000 Active 18 DOM
8. 2026-06-03
   days on market $159,000 Active 17 DOM
9. 2026-06-02
   days on market $159,000 Active 16 DOM
10. 2026-06-02
    status $159,000 Active 15 DOM
11. 2026-05-12
    status Pending 216-char remark
12. 2026-05-11
    price $159,000 216-char remark
13. 2026-04-27
    listed $155,000 Active 216-char remark
14. 2026-03-18
    soldstatus
15. 2025-11-04
    soldstatus $160,000
16. 2025-10-29
    historical 163-char remark

    Show marketing remark (163 chars)

    Nice smaller home with lots of potential, it needs some work and a kitchen, seller will consider an REC with 10% down, long term contract, call agent for more info

17. 2025-10-28
    soldstatus Closed 163-char remark

    Show marketing remark (163 chars)

    Nice smaller home with lots of potential, it needs some work and a kitchen, seller will consider an REC with 10% down, long term contract, call agent for more info

18. 2025-10-07
    soldstatus
19. 2025-09-18
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Nice smaller home with lots of potential, it needs some work and a kitchen, seller will consider an REC with 10% down, long term contract, call agent for more info

20. 2025-08-25
    listed $169,000 Active 163-char remark

    Show marketing remark (163 chars)

    Nice smaller home with lots of potential, it needs some work and a kitchen, seller will consider an REC with 10% down, long term contract, call agent for more info

21. 2024-09-19
    soldstatus $149,000
22. 2024-09-18
    soldstatus
23. 2024-06-29
    status Pending

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

24. 2024-06-28
    status Active

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

25. 2024-04-06
    status Pending

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

26. 2024-04-03
    status Active

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

27. 2024-03-20
    status Pending

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

28. 2024-01-30
    status Active

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

29. 2024-01-23
    status Pending

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

30. 2024-01-12
    listed $115,000 Active

    Show marketing remark (93 chars)

    Fixer Upper. Needs lots of TLC. Before sending offer please call or Text Theresa . Thank you.

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,803 · $150/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 ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,563
• − Mortgage interest: −$8,906
• − Property taxes: −$1,803
• − Insurance: −$795
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$4,625
• Taxable income: $1,143
• Est. tax owed @ 24.0%: −$274
• After-tax cash flow: $3,367/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): 20,123
• Household income: $42,990
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 1721.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 30% White 29% Native American 6% Black 4%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 64% English-only · Spanish 30% Korean 1% Other Indo-European 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: ▼ -208.71%
• Current HPI: 253.8398
• Rent YoY: ▲ 4.92%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+38.3% since first listed

22 events — show timeline

• 2026-06-13 Pending — Southwest MLS
• 2026-06-01 Relisted — Southwest MLS
• 2026-05-12 Pending — Southwest MLS
• 2026-05-11 Price Changed $159,000 Southwest MLS
• 2026-04-27 Listed $155,000 Southwest MLS
• 2026-03-18 Sold (Public Records) — Public Records
• 2025-11-04 Sold (Public Records) $160,000 Public Records
• 2025-10-29 Delisted — Southwest MLS
• 2025-10-28 Sold (MLS) — Southwest MLS
• 2025-10-07 Sold (Public Records) — Public Records
• 2025-09-18 Pending — Southwest MLS
• 2025-08-25 Listed $169,000 Southwest MLS
• 2024-09-19 Sold (Public Records) $149,000 Public Records
• 2024-09-18 Sold (Public Records) — Public Records
• 2024-06-29 Pending — Southwest MLS
• 2024-06-28 Relisted — Southwest MLS
• 2024-04-06 Pending — Southwest MLS
• 2024-04-03 Relisted — Southwest MLS
• 2024-03-20 Pending — Southwest MLS
• 2024-01-30 Relisted — Southwest MLS
• 2024-01-23 Pending — Southwest MLS
• 2024-01-12 Listed $115,000 Southwest MLS

Property tax history

-1.3%/yr

Latest (2025): $1,803 · +52.0% YoY. Source: county tax records.