6732 San Bernardino Ave NE · Albuquerque, NM 87109

$199,000

2 bd · 2.0 ba · 1,490 sqft · Manufactured public records · 133 Days on market

Built 1976 7,841 sqft lot $134/sqft · 35% above area Est $148k · 34% over

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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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home with an additional, attached, 264 sqft multi-use room! This two bedroom (possible 3) and two bathroom home includes a large, fully-fenced outdoor space, sizeable kitchen, cozy wood burning fireplace and walk-in shed. The land is owned as well!!! Located in a convenient NE Heights neighborhood desirable to many! No owner financing will be offered. Make an appointment to see it in-person today!!!

Key facts

• Multi-use room
• Walk-in shed
• 7,841 sq ft lot

Tags

• MULTI-USE ROOM
• FULLY-FENCED OUTDOOR SPACE
• WOOD BURNING FIREPLACE
• WALK-IN SHED
• NE HEIGHTS NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.6% 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: 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.
• Zoned schools: Edmund G Ross Elementary (405 students, 100% FRL); Mckinley Middle (486 students, 100% FRL); Del Norte High (1,070 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-1.0%/yr); 158 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/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 133 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $26k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.73%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (median comp): $148,250
• List price: $199,000
• Delta: 34.23%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6609 San Francisco Rd NE	0.31mi	3/2.0 (+1)	1,500 (+1%)	3mo	$265,000	$177	77
7813 Spencer Rd NE	0.22mi	3/2.0 (+1)	1,413 (-5%)	7mo	$90,000	$64	70
7141 Gatling Dr NE	0.31mi	3/2.0 (+1)	1,400 (-6%)	2mo	$99,000	$71	69
7105 Springfield Dr NE	0.25mi	3/2.0 (+1)	1,614 (+8%)	2mo	$99,000	$61	68
6840 San Francisco Rd NE	0.36mi	3/2.0 (+1)	1,457 (-2%)	8mo	$250,000	$172	68
6831 Jade Park Ave NE	0.42mi	3/1.5 (+1)	1,417 (-5%)	6mo	$210,000	$148	60

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-15,422
• Equity at exit: $29,672

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-7,329
• Equity at exit: $17,206

Cash invested: $55,720 (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 87109

• Rents YoY: -1.0%
• Active inventory: 158
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,046 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$131 /mo · $1,567/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $359

Break-even live

Break-even rent $1,591

Max offer price $199,000

Occupancy floor 77%

Sensitivity live

Price	-10% $472	-5% $415	+0% $359	+5% $303	+10% $246
Rent	-10% $197	-5% $278	+0% $359	+5% $440	+10% $521
Rate	-1.0pp $459	-0.5pp $410	base $359	+0.5pp $307	+1.0pp $255

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8319 Santa Clarita St NE Albuquerque, NM	3.0	2.0	1728	$2,500	$1.45	22d	1	0.51mi
6401 Santa Monica Ave NE Albuquerque, NM	1.0–2.0	1.0–2.0	1068	$2,151	$2.01	4d	26	0.70mi
7100 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	763	$1,790	$2.35	4d	15	0.72mi
6501 San Antonio Dr NE Albuquerque, NM	2.0	2.0–2.5	1075	$1,875	$1.74	16d	2	0.74mi
8015 Argyle Ave NE Albuquerque, NM	3.0	2.5	1679	$2,300	$1.37	4d	1	0.77mi
8750 Sevano Cir NE Albuquerque, NM	3.0	3.0	1757	$2,950	$1.68	45d	1	0.87mi
7000 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	840	$1,709	$2.03	4d	25	0.89mi
8601 Coppell Ct NE Albuquerque, NM	3.0	2.0	1536	$2,300	$1.50	25d	1	0.91mi
8300 Wyoming Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	1095	$1,822	$1.66	3d	18	0.95mi
8129 Shannon St NE Albuquerque, NM	3.0	2.0	1500	$2,100	$1.40	4d	1	0.99mi
7800 Headline Blvd NE Albuquerque, NM	2.0	1.0–2.0	961	$2,343	$2.44	4d	16	0.99mi
6301 Alameda Blvd NE Albuquerque, NM	3.0	1.0–2.5	903	$2,072	$2.29	3d	23	0.99mi
6925 Alameda Blvd NE Albuquerque, NM	2.0	1.0–2.0	942	$2,244	$2.38	3d	19	1.02mi
6700 Modesto Ave NE Albuquerque, NM	2.0	1.0–2.0	832	$2,422	$2.91	3d	14	1.20mi
7501 Jefferson St NE Albuquerque, NM	2.0	1.0–2.0	887	$2,291	$2.58	4d	38	1.28mi
8100 Barstow St NE Albuquerque, NM	1.0–3.0	1.0–2.0	1097	$1,926	$1.76	4d	26	1.34mi

Listing history 22 events

1. 2026-06-22
   days on market $199,000 Active 133 DOM
2. 2026-06-18
   days on market $199,000 Active 130 DOM
3. 2026-06-17
   days on market $199,000 Active 129 DOM
4. 2026-06-16
   days on market $199,000 Active 128 DOM
5. 2026-06-15
   days on market $199,000 Active 127 DOM
6. 2026-06-13
   days on market $199,000 Active 125 DOM
7. 2026-06-10
   days on market $199,000 Active 122 DOM
8. 2026-06-09
   days on market $199,000 Active 121 DOM
9. 2026-06-08
   days on market $199,000 Active 120 DOM
10. 2026-06-07
    days on market $199,000 Active 119 DOM
11. 2026-06-05
    pricedays on market $199,000 Active 116 DOM
12. 2026-06-03
    days on market $222,000 Active 115 DOM
13. 2026-06-02
    days on market $222,000 Active 114 DOM
14. 2026-06-01
    days on market $222,000 Active 113 DOM
15. 2026-05-31
    days on market $222,000 Active 112 DOM
16. 2026-04-02
    price $222,000 428-char remark

    Show marketing remark (428 chars)

    Beautifully maintained home with an additional, attached, 264 sqft multi-use room! This two bedroom (possible 3) and two bathroom home includes a large, fully-fenced outdoor space, sizeable kitchen, cozy wood burning fireplace and walk-in shed. The land is owned as well!!! Located in a convenient NE Heights neighborhood desirable to many! No owner financing will be offered. Make an appointment to see it in-person today!!!

17. 2026-03-02
    status Active 428-char remark

    Show marketing remark (428 chars)

    Beautifully maintained home with an additional, attached, 264 sqft multi-use room! This two bedroom (possible 3) and two bathroom home includes a large, fully-fenced outdoor space, sizeable kitchen, cozy wood burning fireplace and walk-in shed. The land is owned as well!!! Located in a convenient NE Heights neighborhood desirable to many! No owner financing will be offered. Make an appointment to see it in-person today!!!

18. 2026-02-15
    status Pending 428-char remark

    Show marketing remark (428 chars)

    Beautifully maintained home with an additional, attached, 264 sqft multi-use room! This two bedroom (possible 3) and two bathroom home includes a large, fully-fenced outdoor space, sizeable kitchen, cozy wood burning fireplace and walk-in shed. The land is owned as well!!! Located in a convenient NE Heights neighborhood desirable to many! No owner financing will be offered. Make an appointment to see it in-person today!!!

19. 2026-01-19
    listed $225,000 Active 428-char remark

    Show marketing remark (428 chars)

    Beautifully maintained home with an additional, attached, 264 sqft multi-use room! This two bedroom (possible 3) and two bathroom home includes a large, fully-fenced outdoor space, sizeable kitchen, cozy wood burning fireplace and walk-in shed. The land is owned as well!!! Located in a convenient NE Heights neighborhood desirable to many! No owner financing will be offered. Make an appointment to see it in-person today!!!

20. 2018-01-05
    historical
21. 2017-11-15
    status Pending
22. 2017-10-04
    listed $114,000 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: $1,567 · $131/mo
• Projected year-2 tax: $1,592 · $133/mo
• Expected delta: +$25/yr (+$2/mo · 1.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥95°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,548
• − Mortgage interest: −$11,147
• − Property taxes: −$1,567
• − Insurance: −$995
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$5,789
• Taxable income: $1,121
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $4,038/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): 39,324
• Household income: $58,900
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 2187.0

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 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 36% Two or more races 17% Native American 9% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 84% English-only · Spanish 11% 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: ▼ -303.11%
• Current HPI: 250.5034
• Rent YoY: ▼ -0.97%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+94.7% since first listed

7 events — show timeline

• 2026-04-02 Price Changed $222,000 Southwest MLS
• 2026-03-02 Relisted — Southwest MLS
• 2026-02-15 Pending — Southwest MLS
• 2026-01-19 Listed $225,000 Southwest MLS
• 2018-01-05 Delisted — Southwest MLS
• 2017-11-15 Pending — Southwest MLS
• 2017-10-04 Listed $114,000 Southwest MLS

Property tax history

+2.1%/yr

Latest (2025): $1,567 · +3.2% YoY. Source: county tax records.