7036 Tree Line Ave NW · Albuquerque, NM 87114

$325,000

4 bd · 2.0 ba · 1,771 sqft · Other public records · 3 Days on market

Built 2006 5,750 sqft lot $75/mo HOA · 3% 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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 4-bedroom, 2-bath residence featuring a 2-car garage and attractive front landscaping. Inside, you'll find a functional floor plan with recessed lighting, refrigerated air, and a combination of tile and carpet flooring throughout. The kitchen comes complete with appliances, including the washer and dryer. The primary suite features a walk-in closet and a private ensuite bath with dual sinks and a walk-in shower. Outside, the backyard offers a blank canvas ready for your dream outdoor retreat. With a desirable layout, generous living spaces, and endless possibilities, this home is ready to be transformed into your dream home. Property is priced accordingly and w

Key facts

• Kitchen appliances
• Refrigerated air
• Walk-in closet

Tags

• FRONT LANDSCAPING
• RECESSED LIGHTING
• REFRIGERATED AIR
• TILE AND CARPET FLOORING
• KITCHEN APPLIANCES
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with $75 monthly fee covering common areas

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer (connected)
• Home design: Single-story home; Faces north; Resale property
• Construction: Built by Longford Homes; Frame and stucco construction; Pitched tile roof
• Exterior features: Private yard; Open patio; Wall fencing; Landscaped lot with few trees

Interior

• Kitchen: Refrigerator; Free-standing gas range; Dishwasher; Pantry
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (forced air); Refrigerated cooling (air conditioning)
• Interior features: Dual sinks in bath; Main-level primary bedroom; Pantry; Separate shower (shower only); Water closet; Sliding windows
• Laundry & utility: Washer and dryer included; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $325k.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (20.3% below list).
• Recommended offer: $259k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 soft (-2.5%/yr); 334 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 37% of the median local income ($84k/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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $259,028 (20.3% 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. 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?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-66,693
• Equity at exit: $48,459

10-year hold

• IRR: -24.5%
• Equity multiple: -0.05×
• Total profit: $-95,762
• Equity at exit: $28,100

Cash invested: $91,000 (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 87114

• Rents YoY: -2.5%
• Active inventory: 334
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$135
• HOA: −$75
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-101

Break-even live

Break-even rent $2,718

Max offer price $307,203

Occupancy floor 99%

Sensitivity live

Price	-10% $83	-5% $-9	+0% $-101	+5% $-193	+10% $-285
Rent	-10% $-305	-5% $-203	+0% $-101	+5% $2	+10% $104
Rate	-1.0pp $63	-0.5pp $-18	base $-101	+0.5pp $-185	+1.0pp $-271

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8800 Globe St NW Albuquerque, NM	5.0	3.0	2428	$3,000	$1.24	15d	1	0.28mi
6601 Tree Line Ave NW Albuquerque, NM	2.0–3.0	2.5	1393	$2,380	$1.71	3d	12	0.44mi
6612 Piedra Quemada Rd NW Albuquerque, NM	4.0	2.5	2253	$2,650	$1.18	4d	1	0.55mi
9612 Palomita Ct NW Albuquerque, NM	5.0	3.0	2400	$2,895	$1.21	15d	1	0.64mi
9705 Allano Ct NW Albuquerque, NM	3.0	2.5	2043	$2,100	$1.03	44d	1	0.68mi
7682 Woodmont Ave NW Albuquerque, NM	2.0–4.0	2.0–2.5	1690	$3,763	$2.23	2d	35	0.69mi
7109 Acton Ct NW Albuquerque, NM	3.0	2.0	1500	$2,095	$1.40	44d	1	0.80mi
9719 Calle Chamisa NW Albuquerque, NM	4.0	2.5	2264	$2,700	$1.19	44d	1	0.87mi
7605 Kentwood Ave NW Albuquerque, NM	3.0	2.0	1700	$1,995	$1.17	22d	1	0.93mi
10215 Marin Dr NW Albuquerque, NM	4.0	2.0	1896	$2,800	$1.48	2d	1	1.00mi
6619 Binbrook Rd NW Albuquerque, NM	3.0	2.0	1800	$2,299	$1.28	44d	1	1.11mi
10339 Vendaval Ave NW Albuquerque, NM	4.0	2.5	2100	$2,350	$1.12	4d	1	1.23mi
10416 Rosefinch Dr NW Albuquerque, NM	3.0	2.5	1997	$2,100	$1.05	45d	1	1.26mi
7520 Button Quail Ave NW Albuquerque, NM	4.0	2.0	1473	$2,295	$1.56	12d	1	1.26mi
6512 Los Pueblos Pl NW Albuquerque, NM	3.0	2.5	1865	$2,350	$1.26	15d	1	1.28mi
6115 Goldenseal Ct NW Albuquerque, NM	3.0	2.5	2233	$2,800	$1.25	44d	1	1.40mi
9520 Andesite Dr NW Albuquerque, NM	4.0	2.0	2166	$2,800	$1.29	44d	1	1.43mi

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: landscaping

Listing history 3 events

1. 2026-06-13
   statusdays on market $325,000 Pending 3 DOM
2. 2026-06-10
   remarks 699-char remark
3. 2026-06-10
   listed $325,000 Active 1 DOM

ⓘ 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: $2,788 · $232/mo
• Projected year-2 tax: $2,788 · $232/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 4/10 Moderate 6 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,083
• − Mortgage interest: −$18,205
• − Property taxes: −$2,788
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,487
• − Management: −$2,487
• − HOA: −$900
• − Depreciation: −$9,455
• Taxable loss: −$6,862
• Est. tax savings @ 24.0%: +$1,647
• After-tax cash flow: $438/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): 70,117
• Household income: $84,277
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 2293.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 46% White 40% Two or more races 21% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 83% English-only · Spanish 13% 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: ▼ -227.99%
• Current HPI: 232.3689
• Rent YoY: ▼ -2.45%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-05-21 Listed $325,000 Southwest MLS
• 2025-04-23 Sold (Public Records) — Public Records
• 2009-12-04 Sold (Public Records) — Public Records
• 2009-11-02 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,788 · +3.2% YoY. Source: county tax records.