4709 El Hachero Ct SE · Rio Rancho, NM 87124

$240,000

3 bd · 2.0 ba · 982 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.25 ac lot Est $260k · 8% 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).

• Cash flow +12.3/30.0
• ARV discount +11.0/15.0
• Schools +5.2/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac in the desirable Sabana Grande neighborhood, this charming 2-bedroom, 1-bath home sits on an large lot with potential backyard access--perfect for extra parking, toys or future expansion! Inside, you'll find a fresh coat of paint with no carpet throughout, offering easy maintenance. Outside, the low-maintenance yard allows for simple. upkeep. The home has had a recent roof tune-up and new stucco in 2022. If you're looking for your first home, a downsizing option, or an investment opportunity, this is the home for you!

Key facts

• Low-maintenance yard
• New stucco
• Backyard access

Tags

• CUL-DE-SAC
• LARGE LOT
• BACKYARD ACCESS
• LOW-MAINTENANCE YARD
• RECENT ROOF TUNE-UP
• NEW STUCCO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-46 ($-551/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (25.8% below list).
• Recommended offer: $178k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Rio Rancho — 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 71/100 on livability (#17 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities D, commute F.
• Rio Rancho Public Schools (suburban): math 48% / reading 73% proficiency, ranked #4 of 29 in NM (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rio Rancho Elementary (534 students, 100% FRL); Rio Rancho Middle School (1,143 students, 24% FRL); Rio Rancho High (math 52% / reading 77%, grade B-, #22 of 110 statewide, top 22%, 2,573 students, 22% FRL).
• Market conditions: Rents rising (+3.1%/yr); 837 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 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 $7k of value loss. Plan a longer hold.
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $240k implies a 92% gain — meaningful room to come down on a strong offer.

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 $178,095 (25.8% 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 1973 — 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $260,230
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4709 El Hachero Ct SE	0.00mi	2/1.0 (-1)	985 (+0%)	1mo	$240,000	$244	90
303 Santa Elena Rd SE	0.31mi	2/1.0 (-1)	942 (-4%)	16mo	$250,000	$265	56
204 Santa Elena Rd SE	0.39mi	2/1.0 (-1)	950 (-3%)	16mo	$265,000	$279	54

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-41,681
• Equity at exit: $35,785

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-39,505
• Equity at exit: $20,751

Cash invested: $67,200 (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 87124

• Rents YoY: 3.1%
• Active inventory: 837
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$94 /mo · $1,131/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-46

Break-even live

Break-even rent $1,839

Max offer price $231,890

Occupancy floor 98%

Sensitivity live

Price	-10% $90	-5% $22	+0% $-46	+5% $-114	+10% $-182
Rent	-10% $-187	-5% $-116	+0% $-46	+5% $24	+10% $95
Rate	-1.0pp $75	-0.5pp $15	base $-46	+0.5pp $-108	+1.0pp $-171

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Cerro de Ortega Dr SE Rio Rancho, NM	3.0	1.0	1050	$1,750	$1.67	22d	1	0.33mi
900 Los Reyes Ct SE Unit 904 Rio Rancho, NM	2.0	1.0	980	$1,275	$1.30	45d	1	0.46mi
1071 Meadowlark Ct SE Rio Rancho, NM	2.0	1.0	950	$1,500	$1.58	4d	1	0.70mi
4248 Sabana Loop SE Rio Rancho, NM	2.0	2.0	800	$1,500	$1.88	45d	1	0.75mi
1011 Meadowlark Ct SE Apt 2 Rio Rancho, NM	2.0	1.0	820	$1,250	$1.52	3d	1	0.78mi
4101 Meadowlark Ln SE Rio Rancho, NM	1.0–2.0	1.0–2.0	703	$1,620	$2.30	4d	12	0.82mi

Listing history 5 events

1. 2026-04-24
   status Pending
2. 2026-04-04
   listed $240,000 Active
3. 2014-01-13
   soldstatus
4. 2011-02-16
   soldstatus
5. 2010-02-19
   soldstatus $125,000

ⓘ 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: $1,131 · $94/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$789/yr (+$66/mo · 69.7%)

ⓘ 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,371
• − Mortgage interest: −$13,444
• − Property taxes: −$1,131
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$6,982
• Taxable loss: −$4,805
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $602/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: Rio Rancho Public Schools
• NCES district ID: 3500010
• Math proficiency: 48% ▲ 38.00%
• Reading proficiency: 73% ▲ 48.00%
• Median HH income: $59,410
• Composite: 52.29/100
• National rank: #1595
• State rank: #4 of 29 in NM

Livability — Rio Rancho

• Score: 71/100
• State rank: #17
• US rank: #7253

Category grades

Amenities D Commute F Cost of living A Crime C+ Employment B- Housing A+ Health & safety C+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rancho, NM
• County: Sandoval County · 110,336 people
• City population: 58,402
• Metro: Albuquerque, NM
• Population (ZIP): 58,499
• Household income: $86,555
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1027.0

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 18% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 12% Vietnamese 1%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -303.50%
• Current HPI: 219.8377
• Rent YoY: ▲ 3.13%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+92.0% since first listed

5 events — show timeline

• 2026-04-24 Pending — Southwest MLS
• 2026-04-04 Listed $240,000 Southwest MLS
• 2014-01-13 Sold (Public Records) — Public Records
• 2011-02-16 Sold (Public Records) — Public Records
• 2010-02-19 Sold (Public Records) $125,000 Public Records

Property tax history

+0.6%/yr

Latest (2024): $1,131 · +2.8% YoY. Source: county tax records.