3733 Arno St NE · North Valley, NM 87107

$190,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily public records · 88 Days on market

Built 1954 10,803 sqft lot $135/sqft · 31% below area Est $274k · 31% under ↓ 14% since listing

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.4/30.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in this versatile 3-bedroom, 1-bath property on a spacious 0.25-acre lot in central Albuquerque. The mixed-use zoning allows for both residential living and business potential, making it a great fit for investors or owner-occupants with vision. The large backyard offers room for vehicle parking, trailers, or workspace, along with several on-site sheds for storage. Bring your ideas and turn this property into something special!

Key facts

• On-site sheds
• Large backyard
• Mixed-use zoning

Tags

• MIXED-USE ZONING
• LARGE BACKYARD
• ON-SITE SHEDS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $38 ($450/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (10.0% below list).
• Recommended offer: $171k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 1.9% in North Valley — 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 67/100 on livability (#28 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: schools C-, crime F, amenities 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 (+5.4%/yr); 158 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,960 (10.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.90% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $274,332
• List price: $190,000
• Delta: -30.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3729 Arno St NE	0.01mi	2/2.0 (-1)	1,250 (-11%)	14mo	$250,000	$200	60
2907 Commercial St NE	0.28mi	3/2.0	1,229 (-13%)	10mo	$400,000	$325	53
542 Veranda Rd NW	0.68mi	2/2.0 (-1)	1,428 (+1%)	6mo	$217,000	$152	52
435 Cordova Ave NW	0.65mi	3/2.0	1,327 (-6%)	5mo	$285,000	$215	52
4101 6th St NW	0.71mi	3/2.0	1,409 (-0%)	17mo	$300,000	$213	49
307 San Lorenzo Ave NW	0.59mi	3/2.0	1,467 (+4%)	16mo	$295,000	$201	49
229 Mescalero Rd NW	0.52mi	2/2.0 (-1)	1,517 (+8%)	7mo	$230,000	$152	48
2405 Commercial St NE	0.74mi	3/1.0	1,254 (-11%)	4mo	$270,000	$215	44
513 Veranda Rd NW	0.62mi	3/2.0	1,232 (-13%)	6mo	$295,000	$239	41
3709 5th St NW	0.57mi	3/2.0	1,285 (-9%)	19mo	$99,000	$77	39

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 · 5.38% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-24,181
• Equity at exit: $28,330

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $185
• Equity at exit: $16,428

Cash invested: $53,200 (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 87107

• Rents YoY: 5.4%
• Active inventory: 158
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $38

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 93%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3308 4th St NW Unit 204 Albuquerque, NM	2.0	2.0	1000	$1,425	$1.43	3d	1	0.48mi
3308 4th St NW Albuquerque, NM	1.0–2.0	1.0–2.0	900	$1,495	$1.66	14d	10	0.49mi
601 Menaul Blvd NE Albuquerque, NM	2.0	2.0	1340	$1,600	$1.19	43d	1	0.50mi
601 Menaul Blvd NE Albuquerque, NM	2.0	2.0	1332	$1,850	$1.39	14d	1	0.50mi
601 Menaul Blvd NE Unit 4406 Albuquerque, NM	2.0	2.0	1347	$1,800	$1.34	3d	1	0.52mi
202 San Clemente Ave NW Albuquerque, NM	3.0	2.0	1150	$1,525	$1.33	23d	1	0.56mi
202 San Clemente Ave NW Albuquerque, NM	3.0	2.0	1151	$1,550	$1.35	43d	1	0.56mi
204 San Clemente Ave NW Albuquerque, NM	3.0	2.0	1151	$1,550	$1.35	43d	1	0.56mi
505 Headingly Ave NW Albuquerque, NM	2.0	1.0	1000	$1,500	$1.50	3d	1	0.63mi
609 Candelaria Rd NW Albuquerque, NM	3.0	2.0	1475	$1,800	$1.22	43d	1	0.63mi
2818 4th St NW Albuquerque, NM	1.0–2.0	1.0–2.0	882	$1,795	$2.04	19d	7	0.64mi
2406 Broadway Blvd NE Apt A Albuquerque, NM	3.0	3.0	1800	$2,150	$1.19	3d	1	0.71mi
500 Phoenix Ave NW Albuquerque, NM	2.0	2.0	1070	$1,600	$1.50	14d	1	0.74mi
506 Phoenix Ave NW Albuquerque, NM	3.0	2.5	1780	$2,300	$1.29	23d	1	0.76mi
404 Prospect Ave NE Unit B Albuquerque, NM	2.0	1.0	900	$1,695	$1.88	14d	1	0.79mi
1006 Alta Monte Ave NW Albuquerque, NM	3.0	2.0	1632	$2,400	$1.47	43d	1	0.90mi
222 Shannon Pl NW Unit 1 Albuquerque, NM	4.0	2.0	1200	$1,725	$1.44	43d	1	1.04mi
222 Shannon Pl NW Albuquerque, NM	3.0	2.0	1200	$1,725	$1.44	43d	1	1.04mi
315 San Andres Ave NW Albuquerque, NM	3.0	2.0	1239	$1,795	$1.45	43d	1	1.05mi
165 Hilton Ave NW Albuquerque, NM	2.0	1.0	1257	$1,695	$1.35	14d	1	1.08mi
165 Hilton Ave NW Albuquerque, NM	2.0	1.0	1257	$1,695	$1.35	43d	1	1.08mi
1312 Cordova Ave NW Albuquerque, NM	3.0	2.0	1136	$1,900	$1.67	23d	1	1.23mi
1501 Indian School Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	769	$1,450	$1.89	3d	26	1.45mi

Listing history 6 events

1. 2026-04-20
   price $190,000 449-char remark

   Show marketing remark (449 chars)

   Opportunity awaits in this versatile 3-bedroom, 1-bath property on a spacious 0.25-acre lot in central Albuquerque. The mixed-use zoning allows for both residential living and business potential, making it a great fit for investors or owner-occupants with vision. The large backyard offers room for vehicle parking, trailers, or workspace, along with several on-site sheds for storage. Bring your ideas and turn this property into something special!

2. 2026-03-14
   status Active 449-char remark

   Show marketing remark (449 chars)

   Opportunity awaits in this versatile 3-bedroom, 1-bath property on a spacious 0.25-acre lot in central Albuquerque. The mixed-use zoning allows for both residential living and business potential, making it a great fit for investors or owner-occupants with vision. The large backyard offers room for vehicle parking, trailers, or workspace, along with several on-site sheds for storage. Bring your ideas and turn this property into something special!

3. 2026-03-14
   price $195,000 449-char remark

   Show marketing remark (449 chars)

   Opportunity awaits in this versatile 3-bedroom, 1-bath property on a spacious 0.25-acre lot in central Albuquerque. The mixed-use zoning allows for both residential living and business potential, making it a great fit for investors or owner-occupants with vision. The large backyard offers room for vehicle parking, trailers, or workspace, along with several on-site sheds for storage. Bring your ideas and turn this property into something special!

4. 2025-11-19
   status Pending 449-char remark

   Show marketing remark (449 chars)

   Opportunity awaits in this versatile 3-bedroom, 1-bath property on a spacious 0.25-acre lot in central Albuquerque. The mixed-use zoning allows for both residential living and business potential, making it a great fit for investors or owner-occupants with vision. The large backyard offers room for vehicle parking, trailers, or workspace, along with several on-site sheds for storage. Bring your ideas and turn this property into something special!

5. 2025-02-24
   price $210,000
6. 2001-09-23
   listed $220,000 Active 449-char remark

   Show marketing remark (449 chars)

   Opportunity awaits in this versatile 3-bedroom, 1-bath property on a spacious 0.25-acre lot in central Albuquerque. The mixed-use zoning allows for both residential living and business potential, making it a great fit for investors or owner-occupants with vision. The large backyard offers room for vehicle parking, trailers, or workspace, along with several on-site sheds for storage. Bring your ideas and turn this property into something special!

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 19 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: $20,515
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,527
• Taxable loss: −$2,737
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $1,107/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 — North Valley

• Score: 67/100
• State rank: #28
• US rank: #10375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Valley, NM
• County: Bernalillo County · 647,165 people
• Metro: Albuquerque, NM
• Population (ZIP): 27,566
• Household income: $61,672
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1347.0

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 0.58)
• Race & ethnicity: Hispanic / Latino 49% White 42% Two or more races 23% Native American 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 2% Serbian 2% Russian 2%
• Foreign-born: 6% · Canada
• Languages at home: 76% English-only · Spanish 21% Russian/Polish/Slavic 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: ▼ -241.44%
• Current HPI: 251.556
• Rent YoY: ▲ 5.38%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-13.6% since first listed

6 events — show timeline

• 2026-04-20 Price Changed $190,000 Southwest MLS
• 2026-03-14 Relisted — Southwest MLS
• 2026-03-14 Price Changed $195,000 Southwest MLS
• 2025-11-19 Pending — Southwest MLS
• 2025-02-24 Price Changed $210,000 Southwest MLS
• 2001-09-23 Listed $220,000 Southwest MLS

Property tax history

+2.2%/yr

Latest (2025): $332 · -40.0% YoY. Source: county tax records.