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

$127,500

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 164 Days on market

Manufactured home Built 1977 Good condition $89/sqft · 38% below area Est $204k · 38% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• 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

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 $438 ($5k/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: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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); 239 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 34% 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.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($112k) 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 $112,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.72%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $204,500
• List price: $127,500
• Delta: -37.65%
• Verdict: UNDERPRICED
• Comps: 8 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 Fwy NE #280	0.00mi	2/2.0 (-1)	1,560 (+8%)	9mo	$56,999	$37	73
7112 Pan American NE #235	0.02mi	2/2.0 (-1)	1,248 (-13%)	1mo	$99,000	$79	71
6609 San Francisco Rd NE	0.52mi	3/2.0	1,500 (+4%)	4mo	$265,000	$177	65
6831 Jade Park Ave NE	0.63mi	3/1.5	1,417 (-2%)	7mo	$210,000	$148	60
6840 San Francisco Rd NE	0.71mi	3/2.0	1,457 (+1%)	9mo	$250,000	$172	57
6516 Pino Ave NE	0.54mi	3/2.0	1,237 (-14%)	6mo	$219,900	$178	47
6835 Jade Park Ave NE	0.64mi	2/2.0 (-1)	1,230 (-15%)	22mo	$229,900	$187	22

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,365
• Equity at exit: $19,011

10-year hold

• IRR: 8.2%
• Equity multiple: 1.54×
• Total profit: $19,168
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $90,500 ($75/sqft)
• Median days on market: 120 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: +88.1% 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: 239
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,670 high
• Mortgage (P&I): −$669
• Tax est. 1.5%: −$159 /mo · $1,912/yr
• Insurance: −$53
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $438

Break-even live

Break-even rent $1,115

Max offer price $127,500

Occupancy floor 69%

Sensitivity live

Price	-10% $526	-5% $482	+0% $438	+5% $394	+10% $350
Rent	-10% $306	-5% $372	+0% $438	+5% $504	+10% $570
Rate	-1.0pp $502	-0.5pp $470	base $438	+0.5pp $405	+1.0pp $371

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
• Club membership (one-time): —
• 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	1.0–3.0	1.0–2.0	1118	$2,360	$2.11	16d	29	0.29mi
6501 San Antonio Dr NE #5 Albuquerque, NM	2.0	2.0	1000	$1,850	$1.85	48d	1	0.51mi
7015 Natalie Janae Ln NE Albuquerque, NM	3.0	2.5	1585	$2,250	$1.42	28d	1	0.74mi
7000 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	840	$1,689	$2.01	17d	22	0.76mi
7501 Jefferson St NE Albuquerque, NM	2.0	1.0–2.0	889	$2,196	$2.47	17d	32	0.76mi
7800 Headline Blvd NE Albuquerque, NM	2.0	1.0–2.0	943	$2,333	$2.47	17d	15	0.79mi
5741 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	769	$1,470	$1.91	17d	13	1.09mi
6500 Martin Ct NE Albuquerque, NM	3.0	2.0	1376	$2,850	$2.07	48d	1	1.11mi
5828 Elmwood Dr NE Albuquerque, NM	2.0	2.0	1236	$1,790	$1.45	74d	1	1.15mi
8319 Santa Clarita St NE Albuquerque, NM	3.0	2.0	1728	$2,500	$1.45	71d	1	1.15mi
7205 Esther Ave NE Albuquerque, NM	2.0	2.0	1751	$4,800	$2.74	48d	1	1.16mi
7901 Cockatoo Ln NE Albuquerque, NM	3.0	2.0	1325	$2,050	$1.55	28d	1	1.23mi
5800 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	820	$1,518	$1.85	18d	20	1.28mi
6852 Kelly Ann Rd NE Albuquerque, NM	3.0	2.0	1692	$2,500	$1.48	94d	1	1.29mi
8015 Argyle Ave NE Albuquerque, NM	3.0	2.5	1679	$2,300	$1.37	53d	1	1.30mi
4949 San Pedro Dr NE Albuquerque, NM	1.0–3.0	1.0–1.5	1025	$1,825	$1.78	17d	6	1.41mi
1412 Stone Canyon Rd NE Albuquerque, NM	3.0	2.5	1572	$2,200	$1.40	48d	1	1.45mi
8129 Shannon St NE Albuquerque, NM	3.0	2.0	1500	$2,000	$1.33	48d	1	1.46mi
5324 San Mateo Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	748	$1,795	$2.40	17d	13	1.49mi

Listing history 50 events

1. 2026-08-09
   days on market $127,500 Active 164 DOM
2. 2026-08-08
   days on market $127,500 Active 163 DOM
3. 2026-08-07
   days on market $127,500 Active 162 DOM
4. 2026-08-06
   days on market $127,500 Active 161 DOM
5. 2026-08-05
   days on market $127,500 Active 160 DOM
6. 2026-08-04
   days on market $127,500 Active 159 DOM
7. 2026-08-03
   days on market $127,500 Active 158 DOM
8. 2026-08-01
   days on market $127,500 Active 155 DOM
9. 2026-07-30
   days on market $127,500 Active 154 DOM
10. 2026-07-30
    days on market $127,500 Active 153 DOM
11. 2026-07-28
    days on market $127,500 Active 152 DOM
12. 2026-07-26
    days on market $127,500 Active 150 DOM
13. 2026-07-24
    days on market $127,500 Active 148 DOM
14. 2026-07-23
    days on market $127,500 Active 147 DOM
15. 2026-07-22
    days on market $127,500 Active 146 DOM
16. 2026-07-21
    days on market $127,500 Active 145 DOM
17. 2026-07-20
    days on market $127,500 Active 144 DOM
18. 2026-07-18
    days on market $127,500 Active 142 DOM
19. 2026-07-18
    days on market $127,500 Active 141 DOM
20. 2026-07-16
    days on market $127,500 Active 140 DOM
21. 2026-07-15
    days on market $127,500 Active 139 DOM
22. 2026-07-14
    days on market $127,500 Active 138 DOM
23. 2026-07-13
    days on market $127,500 Active 137 DOM
24. 2026-07-13
    days on market $127,500 Active 136 DOM
25. 2026-07-11
    days on market $127,500 Active 135 DOM
26. 2026-07-10
    days on market $127,500 Active 134 DOM
27. 2026-07-09
    days on market $127,500 Active 133 DOM
28. 2026-07-07
    days on market $127,500 Active 131 DOM
29. 2026-07-06
    days on market $127,500 Active 130 DOM
30. 2026-07-05
    days on market $127,500 Active 129 DOM
31. 2026-07-03
    days on market $127,500 Active 127 DOM
32. 2026-07-02
    days on market $127,500 Active 126 DOM
33. 2026-07-01
    days on market $127,500 Active 125 DOM
34. 2026-06-30
    days on market $127,500 Active 124 DOM
35. 2026-06-29
    days on market $127,500 Active 123 DOM
36. 2026-06-28
    days on market $127,500 Active 122 DOM
37. 2026-06-27
    days on market $127,500 Active 121 DOM
38. 2026-06-27
    days on market $127,500 Active 120 DOM
39. 2026-06-25
    days on market $127,500 Active 118 DOM
40. 2026-06-22
    days on market $127,500 Active 116 DOM
41. 2026-06-22
    days on market $127,500 Active 115 DOM
42. 2026-06-18
    days on market $127,500 Active 112 DOM
43. 2026-06-17
    days on market $127,500 Active 111 DOM
44. 2026-06-16
    days on market $127,500 Active 110 DOM
45. 2026-06-15
    days on market $127,500 Active 109 DOM
46. 2026-06-13
    days on market $127,500 Active 107 DOM
47. 2026-06-10
    days on market $127,500 Active 104 DOM
48. 2026-06-09
    days on market $127,500 Active 103 DOM
49. 2026-06-08
    days on market $127,500 Active 102 DOM
50. 2026-06-07
    days on market $127,500 Active 101 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 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: $20,037
• − Mortgage interest: −$7,142
• − Property taxes: −$1,912
• − Insurance: −$638
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$3,709
• Taxable income: $3,430
• Est. tax owed @ 24.0%: −$823
• After-tax cash flow: $4,432/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 $7,200–$21,600 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

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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%

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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%

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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