7308 Aladdin Ct NW · Albuquerque, NM 87121

$265,000

3 bd · 2.0 ba · 1,550 sqft · SingleFamily public records · 2 Days on market

Built 1977 6,621 sqft lot Est $330k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +5.3/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bath home maintained by original owner located on the Westside! Flexible floor plan features two living areas and a spacious living/dining combo--ideal for everyday living or entertaining. Kitchen offers ample cabinet and counter space. Primary suite includes a 3/4 bath, with generously sized secondary bedrooms. Outdoor living shines with two gazebos--one in a welcoming front courtyard and another overlooking the backyard with an in-ground pool. Conveniently located near shopping, dining, schools, West Mesa Aquatic Center, and quick access to I-40 for an easy Albuquerque commute.

Key facts

• Two gazebos
• Primary suite
• Two living areas

Tags

• TWO LIVING AREAS
• SPACIOUS LIVING DINING COMBO
• PRIMARY SUITE
• TWO GAZEBOS
• IN GROUND POOL
• QUICK ACCESS TO I-40

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-34 ($-409/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (22.0% below list).
• Recommended offer: $207k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% 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 soft (-1.9%/yr); 259 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 41% of the median local income ($61k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,656 (22.0% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $330,150
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7308 Aladdin Ct NW	0.00mi	3/2.0	1,552 (+0%)	0mo	$265,000	$171	99
704 Landmark St NW	0.10mi	3/2.0	1,418 (-8%)	3mo	$179,900	$127	78
7827 Springwood Rd NW	0.51mi	3/2.0	1,528 (-1%)	4mo	$324,900	$213	70
7905 Lockwood Ct NW	0.56mi	3/2.0	1,518 (-2%)	3mo	$315,000	$208	68
1504 Desert Bloom St NW	0.50mi	3/1.5	1,512 (-2%)	4mo	$284,900	$188	68
7801 Baybrook Rd NW	0.39mi	3/2.0	1,427 (-8%)	3mo	$315,000	$221	66
7704 Kane Ct NW	0.37mi	4/2.0 (+1)	1,669 (+8%)	2mo	$319,900	$192	64
7916 Richwood Rd NW	0.53mi	3/2.0	1,459 (-6%)	2mo	$240,000	$164	63
6604 Tierra Vista Ave NW	0.67mi	3/2.0	1,594 (+3%)	2mo	$361,000	$226	62
6709 Tierra Madre Ct NW	0.63mi	3/2.0	1,458 (-6%)	2mo	$315,000	$216	59
1709 Yarbrough Pl NW	0.73mi	3/3.0	1,582 (+2%)	2mo	$365,000	$231	57
1523 Stoneway Dr NW	0.49mi	3/2.0	1,392 (-10%)	4mo	$300,000	$216	57

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: -20.3%
• Equity multiple: 0.31×
• Total profit: $-51,238
• Equity at exit: $39,512

10-year hold

• IRR: -21.0%
• Equity multiple: 0.04×
• Total profit: $-71,102
• Equity at exit: $22,912

Cash invested: $74,200 (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 87121

• Home prices YoY: -19.4%
• Rents YoY: -1.9%
• Active inventory: 259
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-34

Break-even live

Break-even rent $2,110

Max offer price $258,979

Occupancy floor 97%

Sensitivity live

Price	-10% $116	-5% $41	+0% $-34	+5% $-109	+10% $-184
Rent	-10% $-197	-5% $-116	+0% $-34	+5% $48	+10% $129
Rate	-1.0pp $99	-0.5pp $33	base $-34	+0.5pp $-103	+1.0pp $-173

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Telstar Loop NW Albuquerque, NM	3.0	2.0	1158	$2,200	$1.90	45d	1	0.40mi
1700 Market St NW Albuquerque, NM	2.0–3.0	2.0	1025	$1,449	$1.41	4d	4	0.61mi
6116 Cloudcroft Rd NW Albuquerque, NM	3.0	2.0	1726	$2,200	$1.27	45d	1	0.77mi
1919 Ladera Dr NW Albuquerque, NM	2.0–3.0	2.0	997	$1,449	$1.45	4d	11	0.82mi
6823 Toratolla Ct NW Albuquerque, NM	3.0	2.0	1500	$2,000	$1.33	20d	1	0.95mi
1900 Cielo Oeste Pl NW Albuquerque, NM	3.0	2.0	1436	$2,000	$1.39	45d	1	0.97mi
502 57th St NW Albuquerque, NM	2.0	2.0	1216	$1,825	$1.50	45d	1	1.00mi
8401 Casa Negra Ct NW Albuquerque, NM	3.0	2.5	1601	$1,900	$1.19	4d	1	1.08mi
8404 Casa Morena Ct NW Albuquerque, NM	3.0	2.5	1768	$2,000	$1.13	15d	1	1.10mi
5501 Iliff Rd NW Albuquerque, NM	4.0	2.0	1400	$2,000	$1.43	45d	1	1.12mi
8416 Magenta Rd NW Albuquerque, NM	3.0	2.0	1256	$2,195	$1.75	45d	1	1.12mi
9031 San Nicholas Ave NW Albuquerque, NM	3.0	2.0	1727	$2,125	$1.23	4d	1	1.16mi
968 Molten Pl NW Albuquerque, NM	3.0	2.5	2224	$2,395	$1.08	24d	1	1.19mi
8116 Fieldstone Ave NW Albuquerque, NM	3.0	2.0	1662	$2,000	$1.20	45d	1	1.23mi
2305 Maiden Grass Rd NW Albuquerque, NM	3.0	2.0	1221	$1,800	$1.47	4d	1	1.27mi
1139 Pacaya Dr NW Albuquerque, NM	4.0	3.5	1930	$3,000	$1.55	45d	1	1.31mi
8008 Smokerise Ave NW Albuquerque, NM	3.0	2.5	2000	$2,150	$1.07	22d	1	1.41mi
8900 Arkansas Rd NW Albuquerque, NM	3.0	3.0	1554	$2,295	$1.48	15d	1	1.43mi
8909 Warm Wind Pl NW Albuquerque, NM	3.0	2.5	1870	$2,200	$1.18	4d	1	1.46mi

Listing history 2 events

1. 2026-04-19
   status Pending
2. 2026-04-10
   listed $265,000 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: $1,999 · $167/mo
• Projected year-2 tax: $2,120 · $177/mo
• Expected delta: +$121/yr (+$10/mo · 6.1%)

ⓘ 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 ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,799
• − Mortgage interest: −$14,844
• − Property taxes: −$1,999
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$7,709
• Taxable loss: −$5,046
• Est. tax savings @ 24.0%: +$1,211
• After-tax cash flow: $802/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): 75,510
• Household income: $60,796
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 1617.0

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: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 32% White 9% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 44% Tagalog/Filipino 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: ▼ -62.80%
• Current HPI: 261.8123
• Rent YoY: ▼ -1.86%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-19 Pending — Southwest MLS
• 2026-04-10 Listed $265,000 Southwest MLS

Property tax history

+6.6%/yr

Latest (2025): $1,999 · +3.3% YoY. Source: county tax records.