3158 Chama Meadows Dr NE · Rio Rancho, NM 87144

$250,000

2 bd · 1.0 ba · 861 sqft · SingleFamily public records · 10 Days on market

Built 1997 5,227 sqft lot $290/sqft · 6% below area Est $265k · 6% under $63/mo HOA · 4% of rent

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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 +10.1/15.0
• Cash flow +8.9/30.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is the one you've been waiting for! Welcome to this inviting 2-bedroom, 1-bath Rio Rancho home offering comfort, simplicity, and value. Featuring a smart, functional layout and a spacious 2-car garage for added convenience and storage, this home is perfect for low-maintenance living or a solid investment opportunity. Homes like this don't last--schedule your showing today!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (30.4% below list).
• Recommended offer: $174k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: schools C-, 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.
• Market conditions: Rents rising fast (+6.9%/yr); 1315 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $174,018 (30.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.70% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 12.0

CMA / ARV

• ARV (median comp): $265,396
• List price: $250,000
• Delta: -5.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3158 Chama Meadows Dr NE	0.00mi	2/1.0	861 (0%)	0mo	$250,000	$290	100
488 Cimarron Meadows Ct	0.13mi	2/1.0	869 (+1%)	7mo	$245,000	$282	87
463 Burton Meadows Dr NE	0.41mi	2/1.0	870 (+1%)	1mo	$290,000	$333	78
3451 Morgan Meadows Dr NE	0.30mi	2/1.0	876 (+2%)	14mo	$250,000	$285	71
531 Sedona Meadows Dr NE	0.22mi	2/2.0	959 (+11%)	2mo	$259,000	$270	65
3214 Chama Meadows Dr NE	0.05mi	2/2.0	988 (+15%)	6mo	$260,000	$263	64
616 Sedona Meadows Dr NE	0.28mi	2/2.0	970 (+13%)	6mo	$265,000	$273	57
624 Sedona Meadows Dr NE	0.29mi	2/2.0	979 (+14%)	4mo	$265,000	$271	56
3032 Laurel Meadows Dr NE	0.71mi	2/2.0	988 (+15%)	2mo	$260,000	$263	37

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.34×
• Total profit: $-46,481
• Equity at exit: $37,276

10-year hold

• IRR: -4.9%
• Equity multiple: 0.63×
• Total profit: $-26,057
• Equity at exit: $21,615

Cash invested: $70,000 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1315
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$104
• HOA: −$63
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-204

Break-even live

Break-even rent $1,998

Max offer price $214,046

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-133	+0% $-204	+5% $-274	+10% $-345
Rent	-10% $-341	-5% $-272	+0% $-204	+5% $-135	+10% $-66
Rate	-1.0pp $-78	-0.5pp $-140	base $-204	+0.5pp $-268	+1.0pp $-334

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3146 Chama Meadows Dr NE Rio Rancho, NM	3.0	2.0	1082	$1,675	$1.55	3d	1	0.01mi
3101 Mason Meadows Dr NE Rio Rancho, NM	3.0	2.0	1100	$1,895	$1.72	24d	1	0.71mi
3739 Clear Creek Rd NE Rio Rancho, NM	2.0	2.0	972	$1,650	$1.70	44d	1	0.85mi
2125 Sierra Ln NE Rio Rancho, NM	2.0	2.0	1000	$1,800	$1.80	3d	1	1.36mi
848 Rebecca Ct NE Rio Rancho, NM	2.0	2.0	858	$1,749	$2.04	24d	1	1.40mi

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 10 events

1. 2026-05-02
   status Pending 380-char remark

   Show marketing remark (380 chars)

   This is the one you've been waiting for! Welcome to this inviting 2-bedroom, 1-bath Rio Rancho home offering comfort, simplicity, and value. Featuring a smart, functional layout and a spacious 2-car garage for added convenience and storage, this home is perfect for low-maintenance living or a solid investment opportunity. Homes like this don't last--schedule your showing today!

2. 2026-04-22
   listed $250,000 Active 380-char remark

   Show marketing remark (380 chars)

   This is the one you've been waiting for! Welcome to this inviting 2-bedroom, 1-bath Rio Rancho home offering comfort, simplicity, and value. Featuring a smart, functional layout and a spacious 2-car garage for added convenience and storage, this home is perfect for low-maintenance living or a solid investment opportunity. Homes like this don't last--schedule your showing today!

3. 2024-05-09
   historical $1,400
4. 2024-04-10
   historical $1,400
5. 2024-04-08
   listed $1,400
6. 2024-04-07
   historical $1,400
7. 2024-04-07
   listed $1,400
8. 2024-04-06
   listed $1,400
9. 2008-10-14
   soldstatus
10. 2006-12-01
    soldstatus

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $2,000 · $167/mo
• Expected delta: +$799/yr (+$67/mo · 66.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 16 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: $20,882
• − Mortgage interest: −$14,004
• − Property taxes: −$1,201
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$756
• − Depreciation: −$7,273
• Taxable loss: −$6,943
• Est. tax savings @ 24.0%: +$1,666
• After-tax cash flow: $-776/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: 110,336
• Metro: Albuquerque, NM
• Population (ZIP): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

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 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

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: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+17757.1% since first listed

10 events — show timeline

• 2026-05-02 Pending — Southwest MLS
• 2026-04-22 Listed $250,000 Southwest MLS
• 2024-05-09 Rental Removed $1,400 RENT.
• 2024-04-10 Rental Removed $1,400 APPFOLIO
• 2024-04-08 Listed for Rent $1,400 RENT.
• 2024-04-07 Rental Removed $1,400 RENT.
• 2024-04-07 Listed for Rent $1,400 RENT.
• 2024-04-06 Listed for Rent $1,400 APPFOLIO
• 2008-10-14 Sold (Public Records) — Public Records
• 2006-12-01 Sold (Public Records) — Public Records

Property tax history

+0.7%/yr

Latest (2024): $1,201 · +2.6% YoY. Source: county tax records.