555 Albers Valley Rd · Regina, NM 87046

$135,000

2 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 15 Days on market

Built 1991 1.00 ac lot $94/sqft · 8% above area Est $135k · at est. ↓ 29% since listing

---

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 +17.9/30.0
• ARV discount +7.6/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0

Listing remarks

Peaceful getaway opportunity in the scenic countryside of Regina, NM. Set on a wooded lot with captivating mountain surroundings, this home offers a vaulted living room with exposed beams. Septic system installed in April 2021. Enjoy abundant wildlife, including herds of deer and elk that roam the meadow below. Located in Game Management Unit 6A and close to additional hunting areas, making it an ideal retreat for outdoor enthusiasts.

Key facts

• Wooded lot
• Updated flooring
• Vaulted living room

Tags

• WOODED LOT
• MOUNTAIN SURROUNDINGS
• UPDATED FLOORING
• VAULTED LIVING ROOM
• EXPOSED BEAMS

Property features AI

Finance

• Financial info: Annual tax noted

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Electricity available; Water available; Natural gas not available; Septic tank
• Home design: 2-story home; Faces south; Resale property
• Construction: Frame construction with wood siding; Metal pitched roof
• Exterior features: No notable exterior features listed; Dirt road access

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bedrooms: Bedroom on main level; Bedroom on upper level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric heating; Wall furnace
• Interior features: Ceiling fan(s); Family/Dining room; Loft; Living/Dining room; Multiple living areas; Tub/shower; Walk-in closet(s); Metal windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $117k (13.1% below list).
• Recommended offer: $117k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#146 in NM) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, housing D, crime F.
• Cuba Independent Schools (rural): math 4% / reading 16% proficiency, ranked #88 of 95 in NM (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,360 (13.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (median comp): $135,450
• List price: $135,000
• Delta: -0.33%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.62×
• Total profit: $23,455
• Equity at exit: $60,702

10-year hold

• IRR: 13.1%
• Equity multiple: 2.94×
• Total profit: $73,285
• Equity at exit: $93,549

Cash invested: $37,800 (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 87046

• Active inventory: 5
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $114

Break-even live

Break-even rent $1,030

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-12
   status Pending 438-char remark
2. 2026-04-27
   listed $135,000 Active 438-char remark
3. 2025-01-10
   price $178,000
4. 2022-02-03
   status Pending
5. 2022-01-17
   listed $89,000 Active
6. 2020-12-01
   status Pending
7. 2020-10-15
   status Active
8. 2020-10-10
   status Pending
9. 2020-10-10
   status Active
10. 2020-08-31
    status Pending
11. 2020-08-27
    price $89,000
12. 2020-08-22
    price $121,100
13. 2020-07-16
    price $143,900
14. 2020-06-26
    price $166,700
15. 2020-06-17
    listed $189,500 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $1,080 · $90/mo
• Expected delta: +$490/yr (+$41/mo · 83.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 5 d/yr ≥86°F today · 13 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: $14,083
• − Mortgage interest: −$7,562
• − Property taxes: −$590
• − Insurance: −$675
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$3,927
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,587/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: Cuba Independent Schools
• NCES district ID: 3500660
• Math proficiency: 4% —
• Reading proficiency: 16% —
• Median HH income: $27,248
• Composite: 11.08/100
• National rank: #14634
• State rank: #88 of 95 in NM

Livability — Regina

• Score: 58/100
• State rank: #146
• US rank: #21061

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Regina, NM
• Population (ZIP): 122

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: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 9% Two or more races 5%
• Common ancestry: Italian 27% Danish 16% Slovak 11%
• Languages at home: 86% English-only · Spanish 14%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.8% since first listed

16 events — show timeline

• 2026-06-09 Sold (MLS) — Southwest MLS
• 2026-05-12 Pending — Southwest MLS
• 2026-04-27 Listed $135,000 Southwest MLS
• 2025-01-10 Price Changed $178,000 Southwest MLS
• 2022-02-03 Pending — Southwest MLS
• 2022-01-17 Listed $89,000 Southwest MLS
• 2020-12-01 Pending — Southwest MLS
• 2020-10-15 Relisted — Southwest MLS
• 2020-10-10 Pending — Southwest MLS
• 2020-10-10 Relisted — Southwest MLS
• 2020-08-31 Pending — Southwest MLS
• 2020-08-27 Price Changed $89,000 Southwest MLS
• 2020-08-22 Price Changed $121,100 Southwest MLS
• 2020-07-16 Price Changed $143,900 Southwest MLS
• 2020-06-26 Price Changed $166,700 Southwest MLS
• 2020-06-17 Listed $189,500 Southwest MLS

Property tax history

+1.1%/yr

Latest (2024): $590 · +2.9% YoY. Source: county tax records.