7112 Pan American East NE Unit 70 · Albuquerque, NM 87109

$127,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 112 Days on market

Built 1977 Good condition $89/sqft · 41% below area Est $215k · 41% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come and see this wonderful home in desirable Albuquerque Meadows! Resort style living will have you enjoy all the amenities this community has to offer! Your home boats a well thoughtout floor plan with an open circular kitchen that has a bar top, ample storage and opens up to your main living area and separate dinning room! The front of the home has a large bonus room, that can be a second living area, art studio, office, or whatever flex place you will need! Two secondary bedrooms with a large primary suite completes this amazing home! Newer Roof, dishwasher, refrigerator, AC unit, and water heater adds to this already move in ready home! You can relax on your large covered patio or meet your neighbors at the club house, either way you will enjoy every moment this home has to offer!

Key facts

• Large bonus room
• Large covered patio
• Club house

Tags

• OPEN CIRCULAR KITCHEN
• LARGE BONUS ROOM
• LARGE COVERED PATIO
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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 (-1.0%/yr); 148 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 43% 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 $882 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 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 $116,025 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.67% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (median comp): $214,950
• List price: $127,500
• Delta: -40.68%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Pan American Fwy NE #280	0.00mi	2/2.0 (-1)	1,560 (+8%)	8mo	$56,999	$37	75
6609 San Francisco Rd NE	0.52mi	3/2.0	1,500 (+4%)	3mo	$265,000	$177	66
6831 Jade Park Ave NE	0.63mi	3/1.5	1,417 (-2%)	6mo	$210,000	$148	62
6840 San Francisco Rd NE	0.71mi	3/2.0	1,457 (+1%)	8mo	$250,000	$172	58
6516 Pino Ave NE	0.54mi	3/2.0	1,237 (-14%)	4mo	$219,900	$178	48
6835 Jade Park Ave NE	0.64mi	2/2.0 (-1)	1,230 (-15%)	21mo	$229,900	$187	23

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: 17.2%
• Equity multiple: 1.67×
• Total profit: $23,851
• Equity at exit: $19,011

10-year hold

• IRR: 23.5%
• Equity multiple: 2.74×
• Total profit: $62,140
• Equity at exit: $11,024

Cash invested: $35,700 (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: 148
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,123 high
• Mortgage (P&I): −$669
• Tax est. 1.5%: −$159 /mo · $1,912/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $796

Break-even live

Break-even rent $1,115

Max offer price $127,500

Occupancy floor 57%

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: $31,875
• Closing costs: $3,825
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Santa Monica Ave NE Albuquerque, NM	1.0–2.0	1.0–2.0	1068	$2,151	$2.01	3d	26	0.29mi
6501 San Antonio Dr NE Albuquerque, NM	2.0	2.0–2.5	1075	$1,875	$1.74	14d	2	0.51mi
7100 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	763	$1,790	$2.35	3d	15	0.75mi
7000 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	840	$1,709	$2.03	3d	25	0.76mi
7501 Jefferson St NE Albuquerque, NM	2.0	1.0–2.0	887	$2,291	$2.58	3d	38	0.76mi
7800 Headline Blvd NE Albuquerque, NM	2.0	1.0–2.0	961	$2,343	$2.44	3d	16	0.79mi
6401 Academy Rd NE Albuquerque, NM	3.0	1.0–2.0	808	$1,840	$2.28	3d	16	1.03mi
5741 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	769	$1,565	$2.03	3d	17	1.09mi
6500 Martin Ct NE Albuquerque, NM	3.0	2.0	1376	$2,850	$2.07	43d	1	1.11mi
5828 Elmwood Dr NE Albuquerque, NM	2.0	2.0	1236	$1,790	$1.45	23d	1	1.15mi
8319 Santa Clarita St NE Albuquerque, NM	3.0	2.0	1728	$2,500	$1.45	21d	1	1.15mi
7205 Esther Ave NE Albuquerque, NM	2.0	2.0	1751	$4,800	$2.74	43d	1	1.16mi
5800 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	820	$1,555	$1.90	3d	23	1.28mi
6852 Kelly Ann Rd NE Albuquerque, NM	3.0	2.0	1692	$2,500	$1.48	43d	1	1.29mi
8015 Argyle Ave NE Albuquerque, NM	3.0	2.5	1679	$2,300	$1.37	3d	1	1.30mi
4949 San Pedro Dr NE Albuquerque, NM	1.0–2.0	1.0–2.0	900	$1,495	$1.66	3d	9	1.41mi
1412 Stone Canyon Rd NE Albuquerque, NM	3.0	2.5	1572	$2,200	$1.40	19d	1	1.45mi
8129 Shannon St NE Albuquerque, NM	3.0	2.0	1500	$2,100	$1.40	3d	1	1.46mi
5324 San Mateo Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	748	$1,691	$2.26	3d	27	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $127,500 Active 112 DOM
2. 2026-06-17
   days on market $127,500 Active 111 DOM
3. 2026-06-16
   days on market $127,500 Active 110 DOM
4. 2026-06-15
   days on market $127,500 Active 109 DOM
5. 2026-06-13
   days on market $127,500 Active 107 DOM
6. 2026-06-10
   days on market $127,500 Active 104 DOM
7. 2026-06-09
   days on market $127,500 Active 103 DOM
8. 2026-06-08
   days on market $127,500 Active 102 DOM
9. 2026-06-07
   days on market $127,500 Active 101 DOM
10. 2026-06-05
    days on market $127,500 Active 98 DOM
11. 2026-06-03
    days on market $127,500 Active 97 DOM
12. 2026-06-02
    days on market $127,500 Active 96 DOM
13. 2026-06-01
    days on market $127,500 Active 95 DOM
14. 2026-05-31
    days on market $127,500 Active 94 DOM
15. 2026-02-19
    listed $127,500 Active 796-char remark

    Show marketing remark (796 chars)

    Come and see this wonderful home in desirable Albuquerque Meadows! Resort style living will have you enjoy all the amenities this community has to offer! Your home boats a well thoughtout floor plan with an open circular kitchen that has a bar top, ample storage and opens up to your main living area and separate dinning room! The front of the home has a large bonus room, that can be a second living area, art studio, office, or whatever flex place you will need! Two secondary bedrooms with a large primary suite completes this amazing home! Newer Roof, dishwasher, refrigerator, AC unit, and water heater adds to this already move in ready home! You can relax on your large covered patio or meet your neighbors at the club house, either way you will enjoy every moment this home has to offer!

16. 2022-06-28
    status Pending
17. 2022-06-23
    status Active
18. 2022-06-10
    status Pending
19. 2022-06-07
    price $85,000
20. 2022-05-24
    listed $90,000 Active

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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

Taxation est. · year 1

• Rental income: $25,476
• − Mortgage interest: −$7,142
• − Property taxes: −$1,912
• − Insurance: −$638
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$3,709
• Taxable income: $7,999
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $7,633/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+41.7% since first listed

6 events — show timeline

• 2026-02-19 Listed $127,500 Southwest MLS
• 2022-06-28 Pending — Southwest MLS
• 2022-06-23 Relisted — Southwest MLS
• 2022-06-10 Pending — Southwest MLS
• 2022-06-07 Price Changed $85,000 Southwest MLS
• 2022-05-24 Listed $90,000 Southwest MLS