3774 Cattle Dr NE · Rio Rancho, NM 87144

$314,900

4 bd · 2.0 ba · 1,362 sqft · SingleFamily public records · 32 Days on market

Built 2005 4,792 sqft lot $231/sqft · at area comps Est $320k · at est. ↓ 1% since listing

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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 +12.1/30.0
• ARV discount +8.3/15.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

A brand NEW roof with solar panels adds long-term value and energy efficency. Inside you'll find fresh neutral paint throughout the entire home, creating a light, airy feel that complements any decor style. The home features gorgeous NEW hickory vinyl flooring throughout- no carpet, making maintenance easy and ideal for allergy-friendly living. The kitchen and bathrooms have been thoughtfully refreshed with NEW sinks, NEW plumbing fixtures, updated cabinet pulls, and freshly painted cabinetry for a clean modern look. NEW lighting fixtures and ceiling fans throughout the home add both style and comfort. The kitchen is equipped with stainless steel appliances and NEW SS sink with new faucet

Key facts

• New sinks
• Solar panels
• New roof

Tags

• NEW ROOF
• SOLAR PANELS
• HICKORY VINYL FLOORING
• NEW SINKS
• NEW PLUMBING FIXTURES
• UPDATED CABINET PULLS

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Electricity available and connected; Public water connected; Public sewer connected
• Home design: Single-story home; Faces east; Resale property; Built by Artistic
• Construction: Stucco construction; Pitched shingle roof; Slab foundation; Year built (public records)
• Exterior features: Private yard; Shed(s); Landscaped lot; Planned Unit Development; Back yard fencing and wall

Interior

• Kitchen: Dishwasher; Free-standing gas range; Range hood; Disposal; Refrigerator
• Bedrooms: Three possible bedrooms (all on the main level)
• Flooring: Laminate; Wood; Carpet-free
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Refrigerated (central) cooling
• Interior features: Ceiling fans; Tub with shower; Double-pane insulated windows; Water softener (owned)
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-67 ($-803/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (25.5% below list).
• Recommended offer: $235k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Enchanted Hills Elementary (723 students, 15% FRL); Rio Rancho Middle School (1,143 students, 24% FRL); Cleveland High School (math 46% / reading 70%, grade C, #32 of 110 statewide, top 28%, 2,631 students, 18% FRL) — zoned schools average 19% FRL vs 36% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 1325 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).

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

• It's been on market 32 days — a 3% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $234,559 (25.5% 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 32 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.91%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $320,454
• List price: $314,900
• Delta: -1.73%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1810 Lark Dr NE	0.16mi	3/2.0 (-1)	1,393 (+2%)	2mo	$330,000	$237	82
3749 Rancher Loop NE	0.06mi	3/2.0 (-1)	1,447 (+6%)	3mo	$308,000	$213	80
3432 Oregon Trail Rd NE	0.32mi	3/2.0 (-1)	1,367 (+0%)	3mo	$335,500	$245	77
3612 Rancher Loop NE	0.34mi	3/2.0 (-1)	1,402 (+3%)	1mo	$299,900	$214	73
3421 Oregon Trail Rd NE	0.36mi	3/2.0 (-1)	1,402 (+3%)	3mo	$337,500	$241	70
3969 Rancher Loop NE	0.09mi	3/2.0 (-1)	1,548 (+14%)	2mo	$349,000	$225	66
1529 Rawhide Loop NE	0.48mi	3/2.0 (-1)	1,293 (-5%)	1mo	$363,900	$281	63
1616 Saddleback Trl NE	0.48mi	3/2.0 (-1)	1,293 (-5%)	2mo	$372,900	$288	63
1632 Saddleback Trl NE	0.48mi	3/2.0 (-1)	1,293 (-5%)	2mo	$363,900	$281	62
3602 Timberline Rd NE	0.37mi	3/2.0 (-1)	1,552 (+14%)	3mo	$340,000	$219	52
1629 Saddleback Trl NE	0.48mi	3/2.0 (-1)	1,553 (+14%)	2mo	$403,900	$260	48
1641 Saddleback Trl NE	0.48mi	3/2.0 (-1)	1,553 (+14%)	2mo	$405,900	$261	48

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-45,895
• Equity at exit: $46,953

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-3,654
• Equity at exit: $27,227

Cash invested: $88,172 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1325
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,346 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-67

Break-even live

Break-even rent $2,430

Max offer price $303,085

Occupancy floor 98%

Sensitivity live

Price	-10% $111	-5% $22	+0% $-67	+5% $-156	+10% $-245
Rent	-10% $-252	-5% $-160	+0% $-67	+5% $26	+10% $118
Rate	-1.0pp $92	-0.5pp $13	base $-67	+0.5pp $-148	+1.0pp $-231

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Rancher Loop NE Rio Rancho, NM	4.0	2.0	1680	$2,100	$1.25	4d	1	0.18mi
2590 Camino Plata Loop NE Rio Rancho, NM	3.0	2.0	1694	$2,600	$1.53	45d	1	1.30mi
4515 Zirconia Dr NE Rio Rancho, NM	3.0	2.0	1280	$2,200	$1.72	25d	1	1.43mi

Listing history 11 events

1. 2026-06-13
   status $314,900 Pending 32 DOM
2. 2026-06-10
   days on market $314,900 Active 32 DOM
3. 2026-06-09
   days on market $314,900 Active 31 DOM
4. 2026-06-08
   days on market $314,900 Active 30 DOM
5. 2026-06-07
   days on market $314,900 Active 29 DOM
6. 2026-06-03
   days on market $314,900 Active 25 DOM
7. 2026-06-02
   days on market $314,900 Active 24 DOM
8. 2026-06-01
   days on market $314,900 Active 23 DOM
9. 2026-05-31
   days on market $314,900 Active 22 DOM
10. 2026-05-09
    listed $319,000 Active 768-char remark
11. 2012-03-13
    soldstatus

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $2,519 · $210/mo
• Expected delta: +$871/yr (+$73/mo · 52.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $28,147
• − Mortgage interest: −$17,639
• − Property taxes: −$1,648
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − Depreciation: −$9,161
• Taxable loss: −$6,379
• Est. tax savings @ 24.0%: +$1,531
• After-tax cash flow: $728/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): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

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 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

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: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-1.3% since first listed

4 events — show timeline

• 2026-06-10 Pending — Southwest MLS
• 2026-05-23 Price Changed $314,900 Southwest MLS
• 2026-05-09 Listed $319,000 Southwest MLS
• 2012-03-13 Sold (Public Records) — Public Records

Property tax history

+2.0%/yr

Latest (2024): $1,648 · +2.8% YoY. Source: county tax records.