217 Bette Clair St SE · Albuquerque, NM 87123

$75,000

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 34 Days on market

Built 1981 $56/sqft · 50% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Set Up In Nice Family Park! Space Rent 175 Per Month Covers Water And Sewer. Three Bedroom, Two Full Baths, Large Living Room With Fire Place across from the Playground In Park. Nice Club House For Famly​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ Gathering.

Key facts

• Fire place
• Large living room
• Club house

Tags

• LARGE LIVING ROOM
• FIRE PLACE
• CLUB HOUSE

Property features AI

Finance

• HOA & community: Gated community

Exterior

• Security: Gated community
• Utilities: Electricity connected; Natural gas available; Public water; Public sewer; Sewer connected; Underground utilities
• Home design: Double-wide mobile home; 1 story; Central model
• Construction: Frame construction; Pitched shingle roof; Pillar/post/pier foundation; Built (year from public records)
• Exterior features: Covered patio; Patio; Back yard fencing; Lawn; Planned unit development; Xeriscape landscaping; Faces south; City street frontage; Paved road

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Main level primary bedroom; Vinyl window frames
• Laundry & utility: Washer included; Dryer included; Electric dryer hookup

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$150,320) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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 (-2.1%/yr); 202 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.74%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $150,320
• List price: $75,000
• Delta: -50.11%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 James Moore St SE	0.13mi	3/2.0	1,456 (+8%)	7mo	$75,000	$52	75

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: 28.0%
• Equity multiple: 2.12×
• Total profit: $23,462
• Equity at exit: $11,183

10-year hold

• IRR: 33.6%
• Equity multiple: 3.64×
• Total profit: $55,417
• Equity at exit: $6,485

Cash invested: $21,000 (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 87123

• Rents YoY: -2.1%
• Active inventory: 202
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $625

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $677	-5% $651	+0% $625	+5% $600	+10% $574
Rent	-10% $511	-5% $568	+0% $625	+5% $683	+10% $740
Rate	-1.0pp $663	-0.5pp $645	base $625	+0.5pp $606	+1.0pp $586

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 General Arnold St NE Apt D Albuquerque, NM	2.0	1.0	1000	$1,000	$1.00	15d	1	0.34mi
148 General Arnold St NE Apt 5 Albuquerque, NM	2.0	1.0	1000	$800	$0.80	15d	1	0.38mi
10404 Griffith Park Dr NE Albuquerque, NM	3.0	2.0	1287	$2,100	$1.63	4d	1	0.73mi
500 Tennessee St SE Albuquerque, NM	2.0	1.0	950	$900	$0.95	4d	1	0.77mi
420 Rhode Island St SE Albuquerque, NM	2.0	1.0	916	$1,150	$1.26	4d	1	0.79mi
422 Rhode Island St SE Albuquerque, NM	2.0	1.0	949	$1,100	$1.16	44d	1	0.79mi
507 Wisconsin St NE Apt 2B Albuquerque, NM	2.0	1.0	1000	$750	$0.75	24d	1	0.88mi
9125 Copper Ave NE Albuquerque, NM	2.0	1.0–2.0	850	$1,524	$1.79	4d	10	0.88mi
513 Wisconsin St NE Apt 1A Albuquerque, NM	2.0	1.0	1085	$1,577	$1.45	44d	1	0.89mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,715	$2.11	4d	10	0.97mi
217 Pennsylvania St NE Unit 217-C Albuquerque, NM	3.0	2.0	1278	$1,400	$1.10	44d	1	0.97mi
328 Rhode Island St NE Unit 1 Albuquerque, NM	3.0	1.0	950	$1,230	$1.29	4d	1	0.97mi
328 Rhode Island St NE Unit 5 Albuquerque, NM	3.0	1.0	950	$1,230	$1.29	44d	1	0.97mi
445 Charleston St SE Unit D Albuquerque, NM	3.0	1.0	1000	$1,350	$1.35	24d	1	1.00mi
449 Charleston St SE Apt D Albuquerque, NM	3.0	1.0	1200	$1,450	$1.21	44d	1	1.00mi
316 Pennsylvania St NE Unit 320 Pennsylvania -1 Albuquerque, NM	2.0	1.0	900	$900	$1.00	4d	1	1.00mi
10843 Fort Point Ln NE Albuquerque, NM	3.0	2.5	1768	$2,195	$1.24	24d	1	1.06mi
8000 Grand Ave NE Unit C Albuquerque, NM	2.0	1.0	900	$950	$1.06	4d	1	1.07mi
312 Grove St NE Apt B Albuquerque, NM	2.0	1.0	900	$850	$0.94	24d	1	1.13mi
11104 Vistazo Pl SE Albuquerque, NM	3.0	2.0	1353	$1,950	$1.44	24d	1	1.22mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	22d	1	1.24mi
7220 Central Ave SE Albuquerque, NM	2.0	1.0–2.0	676	$1,200	$1.78	4d	23	1.26mi
635 Chama St SE Unit C Albuquerque, NM	3.0	1.0	1017	$1,500	$1.47	44d	1	1.32mi
11208 Deer Lodge Pl SE Albuquerque, NM	3.0	2.0	1408	$1,950	$1.38	44d	1	1.32mi
1108 Marron Cir NE Unit NA Albuquerque, NM	3.0	1.0	1240	$1,850	$1.49	4d	1	1.35mi
1105 Tony Sanchez Dr SE Albuquerque, NM	3.0	2.0	1700	$1,975	$1.16	44d	1	1.37mi
419 Sawtooth St SE Albuquerque, NM	3.0	2.0	1785	$1,950	$1.09	4d	1	1.42mi
915 Tony Sanchez Dr SE Albuquerque, NM	3.0	2.0	1180	$2,295	$1.94	4d	1	1.42mi
221 Shirley St NE Albuquerque, NM	3.0	1.5	1250	$1,750	$1.40	4d	1	1.43mi
328 Via Vista St SE Albuquerque, NM	3.0	2.0	1460	$2,075	$1.42	4d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $75,000 Active 34 DOM
2. 2026-06-17
   days on market $75,000 Active 33 DOM
3. 2026-06-16
   days on market $75,000 Active 32 DOM
4. 2026-06-15
   days on market $75,000 Active 31 DOM
5. 2026-06-13
   days on market $75,000 Active 29 DOM
6. 2026-06-10
   days on market $75,000 Active 26 DOM
7. 2026-06-09
   days on market $75,000 Active 25 DOM
8. 2026-06-08
   days on market $75,000 Active 24 DOM
9. 2026-06-07
   days on market $75,000 Active 23 DOM
10. 2026-06-05
    days on market $75,000 Active 20 DOM
11. 2026-06-03
    days on market $75,000 Active 19 DOM
12. 2026-06-02
    days on market $75,000 Active 18 DOM
13. 2026-06-01
    days on market $75,000 Active 17 DOM
14. 2026-05-31
    days on market $75,000 Active 16 DOM
15. 2026-05-15
    listed $75,000 Active 306-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 14 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: $17,374
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,182
• Taxable income: $6,711
• Est. tax owed @ 24.0%: −$1,611
• After-tax cash flow: $5,895/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): 42,252
• Household income: $64,359
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1657.0

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: Hispanic / Latino 44% White 40% Two or more races 18% Native American 6% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 22% Vietnamese 2%

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: ▼ -231.76%
• Current HPI: 233.3553
• Rent YoY: ▼ -2.10%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-15 Listed $75,000 Southwest MLS