12000 Stilwell Pl NE Unit C · Albuquerque, NM 87112

$179,000

2 bd · 1.0 ba · 850 sqft · Condo · 265 Days on market

Built 1973

---

Why this score? — see what drove the F 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Condo with spacious bedrooms (one with a walk-in closet) and in-unit washer. Great area close by to grocery stores, restaurants, and shopping, with easy access to walking trails and the Sandia Mountains!

Key facts

• Walk-in closet
• In-unit washer
• Built 1973

Tags

• WALK-IN CLOSET
• IN-UNIT WASHER
• WALKING DISTANCE TO SHOPPING
• EASY ACCESS TO WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (25.8% below list).
• Recommended offer: $133k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: 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 rising fast (+4.3%/yr); 182 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $132,760 (25.8% 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 265 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.51%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.22×
• Total profit: $-39,174
• Equity at exit: $26,689

10-year hold

• IRR: -13.6%
• Equity multiple: 0.16×
• Total profit: $-41,878
• Equity at exit: $15,477

Cash invested: $50,120 (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 87112

• Rents YoY: 4.3%
• Active inventory: 182
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,328 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-188

Break-even live

Break-even rent $1,566

Max offer price $151,764

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-126	+0% $-188	+5% $-250	+10% $-312
Rent	-10% $-293	-5% $-241	+0% $-188	+5% $-136	+10% $-83
Rate	-1.0pp $-98	-0.5pp $-143	base $-188	+0.5pp $-235	+1.0pp $-282

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12013 Stilwell Dr NE Albuquerque, NM	2.0	1.0	956	$1,375	$1.44	45d	1	0.08mi
12030 Menaul Blvd NE Unit 12030-A Albuquerque, NM	2.0	1.5	950	$1,400	$1.47	25d	1	0.29mi
12001 Phoenix Ave NE Unit A Albuquerque, NM	2.0	1.0	750	$1,250	$1.67	45d	1	0.34mi
12124 Indian School Rd NE Albuquerque, NM	2.0	1.0	925	$975	$1.05	25d	1	0.48mi
10789 Towner Ave NE Albuquerque, NM	2.0	1.0	865	$1,295	$1.50	45d	1	0.54mi
12201 Haines Ave NE Unit A Albuquerque, NM	2.0	2.0	829	$1,195	$1.44	16d	1	0.56mi
1701 Algodones St NE Unit C Albuquerque, NM	2.0	1.0	816	$1,275	$1.56	5d	1	0.57mi
12244 Menaul Blvd NE Unit C Albuquerque, NM	2.0	1.0	830	$1,150	$1.39	25d	1	0.60mi
12050 Candelaria Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	800	$1,550	$1.94	4d	3	0.64mi
2405 Dorothy St NE Albuquerque, NM	3.0	1.0	1064	$1,700	$1.60	25d	1	0.64mi
10729 Prospect Ave NE Unit C Albuquerque, NM	2.0	1.0	750	$1,125	$1.50	25d	1	0.67mi
1725 Shirley St NE Albuquerque, NM	3.0	1.0	1023	$1,900	$1.86	25d	1	0.67mi
10624 Towner Ave NE Unit C Albuquerque, NM	2.0	1.0	800	$995	$1.24	5d	1	0.67mi
12205 Eric Ct NE Unit C Albuquerque, NM	2.0	1.0	850	$1,100	$1.29	5d	1	0.68mi
12120 Candelaria Rd NE Unit C Albuquerque, NM	2.0	1.5	950	$1,400	$1.47	45d	1	0.68mi
12204 Candelaria Rd NE Unit B Albuquerque, NM	2.0	1.0	800	$1,100	$1.38	5d	1	0.70mi
12204 Candelaria Rd NE Unit A Albuquerque, NM	2.0	1.0	800	$1,200	$1.50	45d	1	0.70mi
1415 Chelwood Park Blvd NE Unit A Albuquerque, NM	2.0	1.0	800	$1,200	$1.50	5d	1	0.90mi
12700 Indian School Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	700	$1,499	$2.14	5d	17	0.90mi
3101 Lori Pl NE Albuquerque, NM	2.0	1.0	895	$1,200	$1.34	16d	4	0.91mi
12801 Indian School Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	797	$1,600	$2.01	4d	25	1.01mi
3211 Morris St NE Unit 2 Albuquerque, NM	2.0	1.0	800	$995	$1.24	45d	1	1.06mi
3207 Morris St NE Unit 1 Albuquerque, NM	2.0	1.0	712	$995	$1.40	45d	1	1.06mi
10204 Candelaria Rd NE Unit 10204 Albuquerque, NM	2.0	1.0	750	$1,200	$1.60	5d	1	1.07mi
12908 Constitution Ave NE Apt 4 Albuquerque, NM	2.0	1.0	878	$1,250	$1.42	45d	1	1.08mi
3300 Morris St NE Albuquerque, NM	1.0–2.0	1.0	785	$1,175	$1.50	16d	4	1.09mi
10000 Menaul Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	782	$1,300	$1.66	4d	13	1.09mi
1212 Chelwood Park Blvd NE Unit 4 Albuquerque, NM	2.0	1.0	761	$950	$1.25	5d	1	1.13mi
12321 Mountain Rd NE Unit C Albuquerque, NM	2.0	1.0	730	$1,150	$1.58	45d	1	1.20mi
12353 Mountain Rd NE Unit H Albuquerque, NM	2.0	1.0	800	$995	$1.24	23d	1	1.20mi
1100 Chelwood Park Blvd NE Albuquerque, NM	1.0	1.5	850	$1,095	$1.29	5d	1	1.22mi
11608 Clifford Ave NE Albuquerque, NM	3.0	1.0	1100	$2,100	$1.91	25d	1	1.23mi
1808 Mary Ellen St NE Unit D Albuquerque, NM	1.0	1.0	674	$950	$1.41	25d	1	1.23mi
1804 Mary Ellen St NE Unit D Albuquerque, NM	1.0	1.0	674	$950	$1.41	25d	1	1.23mi
940 Chelwood Park Blvd NE Unit 3 Albuquerque, NM	2.0	1.0	700	$995	$1.42	5d	1	1.39mi
10108 Comanche Rd NE Unit A Albuquerque, NM	1.0	1.0	875	$1,095	$1.25	45d	1	1.41mi
7801 Marble Ave NE Albuquerque, NM	2.0–3.0	1.5–2.5	1148	$1,565	$1.36	23d	1	1.41mi
12301 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	756	$1,325	$1.75	16d	9	1.44mi
12201 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	800	$1,250	$1.56	45d	6	1.44mi
1001 Tramway Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	860	$1,364	$1.59	5d	15	1.44mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-22
   remarks 203-char remark
2. 2026-06-22
   listed $179,000 Active 265 DOM

ⓘ 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: $15,931
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$5,207
• Taxable loss: −$5,432
• Est. tax savings @ 24.0%: +$1,304
• After-tax cash flow: $-955/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): 44,250
• Household income: $73,937
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 17% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 10% Vietnamese 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: ▼ -323.07%
• Current HPI: 254.731
• Rent YoY: ▲ 4.33%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0