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7112 Pan American East NE Unit 70
B Composite 73.17
Why this score? — see what drove the B 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 +28.8/30.0
  • ARV discount +15.0/15.0
  • DSCR +10.0/10.0
  • 1% rule +8.0/10.0
  • Schools +5.3/10.0
  • Condition / age +4.0/5.0
  • Livability +3.6/5.0
  • Appreciation +2.5/10.0
  • Rent growth +2.3/5.0
  • Manufactured-home adj. -6.4

$119,900

7112 Pan American East NE Unit 70 · Albuquerque, NM 87109
3 bd · 2.0 ba · 1,419 sqft · Manufactured · 37 Days on market
Manufactured home Built 1977 Good condition $84/sqft · 43% below area Est $210k · 43% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Welcome to this beautifully updated home in Albuquerque Meadows! Thoughtfully improved inside and out, this home offers a comfortable, low-maintenance lifestyle with upgrades you can appreciate from day one. Inside, you'll find luxury vinyl plank flooring and updated baseboards throughout, fresh interior paint, stainless-steel appliances, a large stainless-steel kitchen sink, and freshly painted cabinetry. The primary bedroom features a custom closet system, while the primary bath has been upgraded with a Bath Fitter walk-in shower. Additional touches include 2-inch wood blinds, updated lever-style door handles, and rocker-style light switches throughout.

Key facts

  • Custom closet system
  • Roof replaced
  • Newer hvac system

Tags

LUXURY VINYL PLANK FLOORINGSTAINLESS STEEL APPLIANCESCUSTOM CLOSET SYSTEMBATH FITTER WALK IN SHOWERNEWER HVAC SYSTEMROOF REPLACED

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $404 ($5k/yr) — positive.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($2k rent vs $120k).
  • Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
  • Cap rate 10.3% vs local median 3.8% 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); 345 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 32% 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

  • It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
  • 2 sale attempts since 4y 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.
Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

  1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
  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. 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.
  7. 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.
  8. 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
1.30% ✓
Cap rate
10.34%
Cash-on-cash
14.44%
DSCR
1.64
GRM
6.4

CMA / ARV

ARV (median comp)
$210,000
List price
$119,900
Delta
-42.90%
Verdict
UNDERPRICED
Comps
9 within 1.0 mi
Show comp detail 7 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
7112 Pan American NE #235 0.02mi 2/2.0 (-1) 1,248 (-12%) 4mo $99,000 $79 71
7112 Pan American Fwy NE #280 0.00mi 2/2.0 (-1) 1,560 (+10%) 12mo $56,999 $37 68
6831 Jade Park Ave NE 0.63mi 3/1.5 1,417 (-0%) 10mo $210,000 $148 60
6609 San Francisco Rd NE 0.52mi 3/2.0 1,500 (+6%) 8mo $265,000 $177 60
6840 San Francisco Rd NE 0.71mi 3/2.0 1,457 (+3%) 12mo $250,000 $172 52
6516 Pino Ave NE 0.54mi 3/2.0 1,237 (-13%) 9mo $219,900 $178 46
6632 San Luis Obispo Ave NE 0.71mi 3/2.0 1,600 (+13%) 3mo $339,000 $212 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 · 0.0% rent growth · sell at horizon

5-year hold
IRR
1.4%
Equity multiple
1.05×
Total profit
$1,750
Equity at exit
$17,877
10-year hold
IRR
7.8%
Equity multiple
1.51×
Total profit
$17,079
Equity at exit
$10,367

Cash invested: $33,572 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
8 active · 5 under contract
Months of supply
12.0 mo (8%/mo absorbed)
Median asking
$100,000 ($84/sqft)
Median days on market
115 d
This list price
62% of active listings are priced below it
ARV vs active asking
+75.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 87109

Rents YoY
-1.0%
Active inventory
345
Price-to-rent
6.4×

Monthly cashflow live

Estimated rent
$1,560 high interval (Pro) →
Mortgage (P&I)
−$629
Tax est. 1.5%
−$150 /mo · $1,798/yr
Insurance
−$50
HOA
−$0
Lot rent leased land?
−$0
Vacancy / Maint / Mgmt
−$328
Net cashflow
$404

Break-even live

Break-even rent $1,049
Max offer price $119,900
Occupancy floor 69%

Sensitivity live

Price -10% $487 -5% $445 +0% $404 +5% $363 +10% $321
Rent -10% $281 -5% $342 +0% $404 +5% $466 +10% $527
Rate -1.0pp $464 -0.5pp $434 base $404 +0.5pp $373 +1.0pp $341

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
$29,975
Closing costs
$3,597
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
7112 Pan American Fwy #113 Albuquerque, NM 2.0 2.0 952 $1,850 $1.94 55d 1 0.27mi
6401 Santa Monica Ave NE Albuquerque, NM 1.0–3.0 1.0–2.0 1118 $2,067 $1.85 2d 41 0.29mi
6501 San Antonio Dr NE #5 Albuquerque, NM 2.0 2.0 1000 $1,850 $1.85 0d 1 0.51mi
6501 San Antonio Dr NE Albuquerque, NM 2.0 2.0 1000 $1,850 $1.85 10d 2 0.51mi
7015 Natalie Janae Ln NE Albuquerque, NM 3.0 2.5 1585 $2,250 $1.42 119d 1 0.74mi
6728 San Luis Obispo Ave NE Albuquerque, NM 3.0 2.0 1087 $1,595 $1.47 55d 1 0.75mi
7000 Louisiana Blvd NE Albuquerque, NM 1.0–2.0 1.0–2.0 840 $1,741 $2.07 2d 1 0.76mi
7501 Jefferson St NE Albuquerque, NM 2.0 1.0–2.0 889 $2,283 $2.57 0d 22 0.76mi
7800 Headline Blvd NE Albuquerque, NM 2.0 1.0–2.0 948 $2,130 $2.25 0d 9 0.79mi
7817 Louisiana Blvd NE #202 Albuquerque, NM 2.0 2.5 1103 $1,950 $1.77 10d 1 0.92mi
7817 Louisiana Blvd NE #202 Albuquerque, NM 2.0 2.5 1107 $1,950 $1.76 29d 1 0.92mi
6800 Vista del Norte Rd NE Albuquerque, NM 2.0–3.0 2.0 1196 $1,850 $1.55 10d 2 0.96mi
6800 Vista del Norte Rd NE Albuquerque, NM 1.0–3.0 1.0–2.0 1031 $1,850 $1.79 22d 3 0.96mi
6401 Academy Rd NE Albuquerque, NM 1.0–3.0 1.0–2.0 879 $1,925 $2.19 0d 23 1.03mi
7605 San Francisco Rd NE Albuquerque, NM 3.0 2.0 1500 $2,400 $1.60 1d 1 1.07mi
7804 Calle de Plata NE Albuquerque, NM 3.0 2.0 1143 $1,700 $1.49 2d 1 1.08mi
7205 Laster Ave NE Albuquerque, NM 3.0 2.0 1770 $2,500 $1.41 2d 1 1.08mi
6500 Martin Ct NE Albuquerque, NM 3.0 2.0 1376 $2,850 $2.07 10d 1 1.11mi
5741 Osuna Rd NE Albuquerque, NM 1.0–2.0 1.0–2.0 769 $1,715 $2.23 2d 15 1.11mi
5741 Osuna Rd NE Albuquerque, NM 1.0–2.0 1.0–2.0 769 $1,630 $2.12 46d 12 1.11mi
5835 Elmwood Dr NE Albuquerque, NM 2.0 2.0 1240 $2,200 $1.77 52d 1 1.12mi
7224 Chickadee Ln NE Unit 7224 Albuquerque, NM 2.0 2.0 1025 $2,300 $2.24 6d 1 1.13mi
5828 Elmwood Dr NE Albuquerque, NM 2.0 2.0 1236 $1,790 $1.45 164d 1 1.15mi
8319 Santa Clarita St NE Albuquerque, NM 3.0 2.0 1728 $2,500 $1.45 162d 1 1.15mi
7205 Esther Ave NE Albuquerque, NM 2.0 2.0 1751 $4,800 $2.74 10d 1 1.16mi
7604 La Mariposa Pl NE Albuquerque, NM 2.0 2.0 1588 $2,000 $1.26 15d 1 1.17mi
6505 Sonrisa Pl NE Albuquerque, NM 3.0 2.5 1301 $2,150 $1.65 10d 1 1.21mi
7901 Cockatoo Ln NE Albuquerque, NM 3.0 2.0 1325 $2,050 $1.55 119d 1 1.23mi
5800 Osuna Rd NE Albuquerque, NM 1.0–2.0 1.0–2.0 820 $1,529 $1.86 0d 21 1.28mi
6852 Kelly Ann Rd NE Albuquerque, NM 3.0 2.0 1692 $2,500 $1.48 184d 1 1.29mi
8532 Stream St NE Albuquerque, NM 2.0 2.0 1120 $1,600 $1.43 29d 1 1.30mi
8015 Argyle Ave NE Albuquerque, NM 3.0 2.5 1679 $2,300 $1.37 144d 1 1.30mi
8415 Calle Soquelle NE Albuquerque, NM 3.0 2.0 1871 $2,195 $1.17 10d 1 1.33mi
7616 Copperfield Dr NE Albuquerque, NM 3.0 2.0 1436 $2,600 $1.81 55d 1 1.36mi
5800 Truchas Dr NE Albuquerque, NM 1.0–2.0 1.0–2.0 867 $1,760 $2.03 0d 3 1.41mi
5800 Truchas Dr NE Albuquerque, NM 1.0–2.0 1.0–2.0 867 $1,625 $1.87 46d 4 1.41mi
4949 San Pedro Dr NE Albuquerque, NM 1.0–3.0 1.0–2.0 1025 $1,712 $1.67 0d 6 1.41mi
4909 Overland St NE Albuquerque, NM 3.0 2.0 1530 $1,695 $1.11 45d 1 1.42mi
7204 Villa Corrales NE Albuquerque, NM 3.0 2.0 1221 $2,400 $1.97 2d 1 1.43mi
1412 Stone Canyon Rd NE Albuquerque, NM 3.0 2.5 1572 $2,200 $1.40 138d 1 1.45mi

Property features AI

Finance

Other
Zoning: R-MC*Road frontage on a paved city streetProperty listed as resaleMobile home dimensions approximately 60' x 24'
Financial info
Monthly land lease payment
HOA & community
Has land lease

Exterior

Parking
Carport with space for 1 vehicle
Utilities
Electricity connectedNatural gas connectedPublic waterPublic sewer
Home design
Single-story double-wide modular/prefab homeFaces east
Construction
Metal sidingPitched shingle roofBuilt by Bend
Exterior features
Covered patio/deckDeckPatioShed(s)

Interior

Kitchen
Built-in gas rangeDishwasherMicrowave
Bedrooms
Bedroom 2 on the main levelBedroom 3 on the main levelOffice on the main level (could function as a bedroom)
Flooring
CarpetLaminate
Bathrooms
2 full bathrooms
Heating & cooling
Central heating (forced air)Evaporative cooling with multiple units
Interior features
Single pane windowsJack and Jill bathroomMain-level primary bedroomTub with shower
Laundry & utility
Washer includedElectric dryer hookup

Listing history 50 events

  1. 2026-10-19
    days on market $119,900 Active 37 DOM
  2. 2026-10-18
    days on market $119,900 Active 36 DOM
  3. 2026-10-17
    days on market $119,900 Active 35 DOM
  4. 2026-10-16
    days on market $119,900 Active 34 DOM
  5. 2026-10-15
    days on market $119,900 Active 33 DOM
  6. 2026-10-14
    days on market $119,900 Active 32 DOM
  7. 2026-10-13
    days on market $119,900 Active 31 DOM
  8. 2026-10-12
    days on market $119,900 Active 30 DOM
  9. 2026-10-11
    days on market $119,900 Active 29 DOM
  10. 2026-10-10
    days on market $119,900 Active 28 DOM
  11. 2026-10-09
    days on market $119,900 Active 27 DOM
  12. 2026-10-08
    days on market $119,900 Active 26 DOM
  13. 2026-10-07
    days on market $119,900 Active 25 DOM
  14. 2026-10-06
    days on market $119,900 Active 24 DOM
  15. 2026-10-05
    days on market $119,900 Active 23 DOM
  16. 2026-10-04
    days on market $119,900 Active 22 DOM
  17. 2026-10-04
    days on market $119,900 Active 21 DOM
  18. 2026-10-02
    days on market $119,900 Active 20 DOM
  19. 2026-10-01
    days on market $119,900 Active 19 DOM
  20. 2026-09-30
    days on market $119,900 Active 18 DOM
  21. 2026-09-29
    days on market $119,900 Active 17 DOM
  22. 2026-09-28
    days on market $119,900 Active 16 DOM
  23. 2026-09-27
    days on market $119,900 Active 15 DOM
  24. 2026-09-25
    days on market $119,900 Active 13 DOM
  25. 2026-09-24
    days on market $119,900 Active 12 DOM
  26. 2026-09-23
    days on market $119,900 Active 11 DOM
  27. 2026-09-22
    days on market $119,900 Active 10 DOM
  28. 2026-09-21
    days on market $119,900 Active 9 DOM
  29. 2026-09-20
    days on market $119,900 Active 8 DOM
  30. 2026-09-19
    days on market $119,900 Active 7 DOM
  31. 2026-09-18
    days on market $119,900 Active 6 DOM
  32. 2026-09-17
    days on market $119,900 Active 5 DOM
  33. 2026-09-16
    days on market $119,900 Active 4 DOM
  34. 2026-09-15
    days on market $119,900 Active 3 DOM
  35. 2026-09-14
    days on market $119,900 Active 2 DOM
  36. 2026-09-13
    pricedays on marketlisting id $119,900 Active 1 DOM
  37. 2026-08-12
    days on market $127,500 Active 167 DOM
  38. 2026-08-11
    days on market $127,500 Active 166 DOM
  39. 2026-08-10
    days on market $127,500 Active 165 DOM
  40. 2026-08-09
    days on market $127,500 Active 164 DOM
  41. 2026-08-08
    days on market $127,500 Active 163 DOM
  42. 2026-08-07
    days on market $127,500 Active 162 DOM
  43. 2026-08-06
    days on market $127,500 Active 161 DOM
  44. 2026-08-05
    days on market $127,500 Active 160 DOM
  45. 2026-08-04
    days on market $127,500 Active 159 DOM
  46. 2026-08-03
    days on market $127,500 Active 158 DOM
  47. 2026-08-01
    days on market $127,500 Active 155 DOM
  48. 2026-07-30
    days on market $127,500 Active 154 DOM
  49. 2026-07-30
    days on market $127,500 Active 153 DOM
  50. 2026-07-28
    days on market $127,500 Active 152 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 1/10 Low
  • 🌡 Heat 4/10 Moderate 3 d/yr ≥95°F today · 7 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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$18,722
− Mortgage interest
−$6,716
− Property taxes
−$1,798
− Insurance
−$600
− Repairs & maintenance
−$1,498
− Management
−$1,498
− Depreciation
−$3,488
Taxable income
$3,125
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$750
After-tax cash flow
$4,098/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $7,095–$21,285 screening

This move-in ready manufactured home in Albuquerque Meadows offers a good condition with a well-thought-out floor plan and new appliances, making it an attractive option for both resale and rental.

Value-add opportunities

  • Both Paint exterior — Enhances curb appeal and resale value. ↑
  • Both Replace blinds — Improves natural light and aesthetics. ↑
  • Both Replace light fixtures — Modernizes the home and improves curb appeal. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Edmund G Ross Elementary Middle Mckinley Middle High Del Norte High

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
B Composite livability gradescore 72/100

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 · 704,528 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
14% of renters

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%
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
—

Price history

+33.2% since first listed
3 events — show timeline
  • 2026-09-09 Listed $119,900 Southwest MLS
  • 2022-06-07 Price Changed $85,000 Southwest MLS
  • 2022-05-24 Listed $90,000 Southwest MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…