2807 Cambridge Ave NE · Rio Rancho, NM 87144

$340,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily · 43 Days on market

Built 2024 4,356 sqft lot $237/sqft · 15% below area Est $400k · 15% under $35/mo HOA · 1% of rent ↓ 11% since listing

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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 +14.3/15.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop scrolling!!! Your chance to snag a nearly-new 2-year-old home at an unbeatable, newly reduced price is officially here. The Seller is highly motivate. Perfectly blends elegance with functional living. Featuring 3 bedrooms and 2 bathrooms, the heart of the home is a bright, open-concept great room that flows seamlessly into a gourmet kitchen. Outfitted with granite countertops, a classic subway tile backsplash, and stainless steel appliances, it's a space designed for both daily life and festive entertaining. Retreat to your own private, professionally landscaped backyard oasis for ultimate peace and quiet.

Key facts

• Gourmet kitchen
• Granite countertops
• 4,356 sq ft lot

Tags

• OPEN-CONCEPT GREAT ROOM
• GOURMET KITCHEN
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (28.7% below list).
• Recommended offer: $242k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Enchanted Hills Elementary (723 students, 15% FRL); Rio Rancho Middle School (1,143 students, 24% FRL); Cleveland High School (math 46% / reading 70%, grade C, #32 of 110 statewide, top 28%, 2,631 students, 18% FRL) — zoned schools average 19% FRL vs 36% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 1326 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).
• This rent runs 31% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 43 days — a 3% lower offer ($330k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,332 (28.7% 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. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 11.7

CMA / ARV

• ARV (median comp): $400,121
• List price: $340,000
• Delta: -15.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Cambridge Ave NE	0.00mi	3/2.0	1,436 (0%)	1mo	$340,000	$237	99
2989 Wilder Loop NE	0.05mi	3/2.0	1,361 (-5%)	2mo	$319,000	$234	87
2721 Wilder Loop NE	0.08mi	3/2.0	1,244 (-13%)	0mo	$317,700	$255	74
3109 Alicia Rd NE	0.49mi	3/2.0	1,567 (+9%)	4mo	$385,490	$246	59
2684 Seaforth Cir NE	0.55mi	3/2.0	1,566 (+9%)	3mo	$414,900	$265	57
2528 Camino Azul Loop	0.72mi	3/2.0	1,337 (-7%)	2mo	$383,560	$287	54
2577 Eglisfield Loop NE	0.73mi	3/2.0	1,519 (+6%)	4mo	$339,990	$224	53
2589 Eglisfield Lp	0.74mi	3/2.0	1,519 (+6%)	4mo	$404,890	$267	53
3123 Rene Rd NE	0.51mi	3/2.0	1,620 (+13%)	3mo	$405,102	$250	52
2066 Althea Ln NE	0.58mi	3/2.0	1,642 (+14%)	2mo	$385,000	$234	47
3700 Buffalo Trail Rd NE	0.74mi	3/2.0	1,552 (+8%)	6mo	$340,000	$219	47
2573 Eglisfield Loop NE	0.72mi	4/2.0 (+1)	1,602 (+12%)	5mo	$354,990	$222	38

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: -22.2%
• Equity multiple: 0.21×
• Total profit: $-75,157
• Equity at exit: $50,695

10-year hold

• IRR: -8.7%
• Equity multiple: 0.37×
• Total profit: $-60,082
• Equity at exit: $29,397

Cash invested: $95,200 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1326
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$35
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-470

Break-even live

Break-even rent $3,019

Max offer price $271,955

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-353	+0% $-470	+5% $-588	+10% $-705
Rent	-10% $-662	-5% $-566	+0% $-470	+5% $-375	+10% $-279
Rate	-1.0pp $-299	-0.5pp $-384	base $-470	+0.5pp $-558	+1.0pp $-648

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2593 Eglisfield Loop NE Rio Rancho, NM	3.0	2.0	1446	$2,100	$1.45	46d	1	0.74mi
2590 Camino Plata Loop NE Rio Rancho, NM	3.0	2.0	1694	$2,600	$1.53	46d	1	0.79mi
3716 Rancher Loop NE Rio Rancho, NM	4.0	2.0	1680	$2,100	$1.25	4d	1	1.13mi
2313 Melon Ridge Loop NE Rio Rancho, NM	3.0	2.0	1502	$3,200	$2.13	46d	1	1.19mi
2600 Idalia Rd NE Rio Rancho, NM	3.0	2.0	1750	$2,500	$1.43	5d	1	1.39mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 4 events

1. 2026-05-03
   status Pending 618-char remark

   Show marketing remark (618 chars)

   Stop scrolling!!! Your chance to snag a nearly-new 2-year-old home at an unbeatable, newly reduced price is officially here. The Seller is highly motivate. Perfectly blends elegance with functional living. Featuring 3 bedrooms and 2 bathrooms, the heart of the home is a bright, open-concept great room that flows seamlessly into a gourmet kitchen. Outfitted with granite countertops, a classic subway tile backsplash, and stainless steel appliances, it's a space designed for both daily life and festive entertaining. Retreat to your own private, professionally landscaped backyard oasis for ultimate peace and quiet.

2. 2026-04-26
   price $340,000 618-char remark

   Show marketing remark (618 chars)

   Stop scrolling!!! Your chance to snag a nearly-new 2-year-old home at an unbeatable, newly reduced price is officially here. The Seller is highly motivate. Perfectly blends elegance with functional living. Featuring 3 bedrooms and 2 bathrooms, the heart of the home is a bright, open-concept great room that flows seamlessly into a gourmet kitchen. Outfitted with granite countertops, a classic subway tile backsplash, and stainless steel appliances, it's a space designed for both daily life and festive entertaining. Retreat to your own private, professionally landscaped backyard oasis for ultimate peace and quiet.

3. 2026-04-16
   price $370,000 618-char remark

   Show marketing remark (618 chars)

   Stop scrolling!!! Your chance to snag a nearly-new 2-year-old home at an unbeatable, newly reduced price is officially here. The Seller is highly motivate. Perfectly blends elegance with functional living. Featuring 3 bedrooms and 2 bathrooms, the heart of the home is a bright, open-concept great room that flows seamlessly into a gourmet kitchen. Outfitted with granite countertops, a classic subway tile backsplash, and stainless steel appliances, it's a space designed for both daily life and festive entertaining. Retreat to your own private, professionally landscaped backyard oasis for ultimate peace and quiet.

4. 2026-03-16
   listed $381,000 Active 618-char remark

   Show marketing remark (618 chars)

   Stop scrolling!!! Your chance to snag a nearly-new 2-year-old home at an unbeatable, newly reduced price is officially here. The Seller is highly motivate. Perfectly blends elegance with functional living. Featuring 3 bedrooms and 2 bathrooms, the heart of the home is a bright, open-concept great room that flows seamlessly into a gourmet kitchen. Outfitted with granite countertops, a classic subway tile backsplash, and stainless steel appliances, it's a space designed for both daily life and festive entertaining. Retreat to your own private, professionally landscaped backyard oasis for ultimate peace and quiet.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,080
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$420
• − Depreciation: −$9,891
• Taxable loss: −$11,729
• Est. tax savings @ 24.0%: +$2,815
• After-tax cash flow: $-2,828/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

-10.8% since first listed

4 events — show timeline

• 2026-05-03 Pending — Southwest MLS
• 2026-04-26 Price Changed $340,000 Southwest MLS
• 2026-04-16 Price Changed $370,000 Southwest MLS
• 2026-03-16 Listed $381,000 Southwest MLS