1200 Jean Pl SE · Rio Rancho, NM 87124

$313,000

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 8 Days on market

Built 1994 1.10 ac lot Est $350k · 11% under

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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 +13.8/30.0
• ARV discount +12.3/15.0
• Schools +5.2/10.0
• DSCR +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Must see!! Priced to sell!! 3 bedroom, possible 4 or office, 2 bath home on 1.1 acre lot. Home contains a sunroom for plants and a spacious garage. Property also contains large storage rooms. Conveniently located near schools, shopping, etc.

Key facts

• Sunroom
• Storage rooms
• Acre lot

Tags

• SUNROOM
• STORAGE ROOMS
• ACRE LOT

Property features AI

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Electricity connected; Private well water; Septic tank
• Home design: Single-story; Southwest-facing
• Construction: Frame and stucco construction; Shingle roof
• Exterior features: Private yard; Back yard fencing; Corner lot; City street frontage; Gravel road surface; Faces southwest; Raised foundation; Resale condition

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Evaporative cooling
• Interior features: Multiple living areas; Main level primary; Sliding windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $313k.

Deal economics

• At list price, monthly cash flow is $29 ($352/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 $245k (21.7% below list).
• Recommended offer: $245k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Maggie Cordova Elementary School (674 students, 100% FRL); Lincoln Middle (823 students, 21% FRL); Rio Rancho High (math 52% / reading 77%, grade B-, #22 of 110 statewide, top 22%, 2,573 students, 22% FRL).
• Market conditions: Rents rising (+3.1%/yr); 837 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 34% of the median local income ($87k/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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,187 (21.7% 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. 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?
3. 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.
4. 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.
5. 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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $350,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1365 Kraft Pl SE	0.27mi	3/2.0	1,464 (-6%)	5mo	$327,500	$224	73
832 Monticello Park Dr SE	0.60mi	3/2.5	1,564 (0%)	1mo	$369,900	$237	69
1125 12th St SE	0.23mi	3/2.0	1,330 (-15%)	3mo	$329,900	$248	62
1780 Carin Ct SE	0.56mi	3/2.0	1,444 (-8%)	2mo	$299,900	$208	59
1510 Sandy Lane Ct SE	0.44mi	2/1.0 (-1)	1,471 (-6%)	2mo	$245,000	$167	59
1320 Manzanita Ct SE	0.54mi	3/2.0	1,373 (-12%)	1mo	$315,000	$229	53
1330 Sage Brush Ct SE	0.62mi	3/2.0	1,413 (-10%)	4mo	$320,000	$226	52
1674 16th Ave SE	0.64mi	3/2.0	1,723 (+10%)	4mo	$399,000	$232	50
1740 Regency Park Rd SE	0.65mi	3/2.0	1,734 (+11%)	4mo	$345,000	$199	48
795 Ivory Rd SE	0.54mi	3/2.5	1,798 (+15%)	2mo	$325,000	$181	46
1756 Argus Ct SE	0.71mi	3/2.0	1,716 (+10%)	5mo	$305,000	$178	46
1671 Domain Loop SE	0.66mi	3/2.0	1,340 (-14%)	3mo	$265,000	$198	43

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-48,651
• Equity at exit: $46,669

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-39,126
• Equity at exit: $27,063

Cash invested: $87,640 (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 87124

• Rents YoY: 3.1%
• Active inventory: 837
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,452 high
• Mortgage (P&I): −$1,641
• Tax from tax record: −$136 /mo · $1,630/yr
• Insurance: −$130
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $29

Break-even live

Break-even rent $2,415

Max offer price $313,000

Occupancy floor 94%

Sensitivity live

Price	-10% $207	-5% $118	+0% $29	+5% $-59	+10% $-148
Rent	-10% $-164	-5% $-68	+0% $29	+5% $126	+10% $223
Rate	-1.0pp $187	-0.5pp $109	base $29	+0.5pp $-52	+1.0pp $-134

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: $78,250
• Closing costs: $9,390
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
598 Turmalina DR SE Albuquerque, NM	3.0	2.0	1440	$2,375	$1.65	45d	1	0.73mi
2220 Mayapan Rd SE Rio Rancho, NM	3.0	2.0	1286	$1,850	$1.44	12d	1	0.93mi
510 Stallion Rd SE Rio Rancho, NM	3.0	2.0	1661	$1,050	$0.63	21d	1	1.33mi
704 Amatista Loop SE Rio Rancho, NM	4.0	3.0	2127	$3,350	$1.57	45d	1	1.35mi
3205 Tazanita Loop SE Rio Rancho, NM	4.0	3.0	2113	$3,000	$1.42	12d	1	1.37mi
896 Tazanita Loop SE Rio Rancho, NM	3.0	2.0	1564	$2,300	$1.47	45d	1	1.37mi

Listing history 6 events

1. 2026-06-08
   statusdays on market $313,000 Pending 8 DOM
2. 2026-06-07
   days on market $313,000 Active 7 DOM
3. 2026-06-03
   days on market $313,000 Active 3 DOM
4. 2026-06-02
   days on market $313,000 Active 2 DOM
5. 2026-06-01
   remarks 241-char remark
6. 2026-06-01
   listed $313,000 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: $1,630 · $136/mo
• Projected year-2 tax: $2,504 · $209/mo
• Expected delta: +$874/yr (+$73/mo · 53.6%)

ⓘ 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 5/10 Major 7 d/yr ≥95°F today · 19 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: $29,422
• − Mortgage interest: −$17,533
• − Property taxes: −$1,630
• − Insurance: −$1,565
• − Repairs & maintenance: −$2,354
• − Management: −$2,354
• − Depreciation: −$9,105
• Taxable loss: −$5,118
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $1,580/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): 58,499
• Household income: $86,555
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1027.0

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 47% Hispanic / Latino 41% Two or more races 18% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 12% Vietnamese 1%

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: ▼ -303.50%
• Current HPI: 219.8377
• Rent YoY: ▲ 3.13%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+84.2% since first listed

5 events — show timeline

• 2026-05-31 Listed $313,000 Southwest MLS
• 2016-04-19 Delisted — Southwest MLS
• 2016-04-09 Contingent — Southwest MLS
• 2016-03-22 Listed $169,900 Southwest MLS
• 2007-08-22 Sold (Public Records) — Public Records

Property tax history

-14.9%/yr

Latest (2016): $1,630 · +2.1% YoY. Source: county tax records.