5129 Argus Ave NW · Albuquerque, NM 87120

$259,900

4 bd · 2.0 ba · 1,077 sqft · SingleFamily public records · 1 Days on market

Built 1979 4,051 sqft lot Est $250k · at est.

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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).

• Cash flow +14.6/30.0
• ARV discount +5.7/15.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and beautifully remodeled, this charming single-story home offers 3 bedrooms, 2 updated bathrooms, and a converted garage that provides additional living space to fit your lifestyle. The versatile bonus room can serve as a home gym, hobby room, office, or even a potential 4th bedroom. Enjoy a fresh, modern feel with new paint, updated fixtures, stainless steel appliances, stylish laminate flooring, and new carpet throughout. Situated on a spacious corner lot, the property features low-maintenance landscaping, backyard access, and additional parking for your vehicles, toys, or guests. With no HOA and convenient access to I-40, this turnkey home combines comfort, flexibility, an

Key facts

• Backyard access
• Converted garage
• Bonus room

Tags

• CONVERTED GARAGE
• BONUS ROOM
• LOW-MAINTENANCE LANDSCAPING
• BACKYARD ACCESS
• ADDITIONAL PARKING
• NO HOA

Property features AI

Exterior

• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story home; Faces south; Resale property
• Construction: Frame and stucco construction; Flat roof; Slab foundation; Built by Robertson
• Exterior features: No notable exterior features listed

Interior

• Kitchen: Dishwasher; Free-standing electric range; Built-in microwave; Garbage disposal; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Evaporative cooling
• Interior features: Ceiling fans; Home office; Sliding windows; Separate shower (shower only); Main-level primary bedroom
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $61 ($735/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (19.8% below list).
• Recommended offer: $208k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% 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: Susie Rayos Marmon Elementary (582 students, 100% FRL); John Adams Middle (462 students, 100% FRL); West Mesa High (math 30% / reading 50%, grade F, #61 of 110 statewide, top 61%, 1,799 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 63% district-wide (-23 pts) — the specific schools serving this property underperform the Albuquerque Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.4%/yr); 460 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.

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 $208,412 (19.8% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.80% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $249,864
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5012 Alpha Ave NW	0.11mi	3/2.0 (-1)	1,072 (-0%)	4mo	$245,000	$229	86
2516 Maiden Grass Rd NW	0.58mi	3/2.0 (-1)	1,229 (+14%)	8mo	$285,000	$232	37

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: -17.8%
• Equity multiple: 0.39×
• Total profit: $-44,422
• Equity at exit: $38,752

10-year hold

• IRR: -16.1%
• Equity multiple: 0.21×
• Total profit: $-57,665
• Equity at exit: $22,471

Cash invested: $72,772 (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 87120

• Rents YoY: -1.4%
• Active inventory: 460
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,084 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $61

Break-even live

Break-even rent $2,007

Max offer price $259,900

Occupancy floor 92%

Sensitivity live

Price	-10% $208	-5% $135	+0% $61	+5% $-12	+10% $-86
Rent	-10% $-103	-5% $-21	+0% $61	+5% $144	+10% $226
Rate	-1.0pp $192	-0.5pp $127	base $61	+0.5pp $-6	+1.0pp $-75

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2840 Quail Pointe Dr NW Albuquerque, NM	3.0	3.0	1323	$1,800	$1.36	45d	1	0.34mi
5106 Park Ridge Rd NW Albuquerque, NM	3.0	2.0	1100	$1,995	$1.81	16d	1	0.34mi
2304 Alamogordo Dr NW Albuquerque, NM	3.0	2.0	1420	$2,095	$1.48	45d	1	0.69mi
2305 Maiden Grass Rd NW Albuquerque, NM	3.0	2.0	1221	$1,800	$1.47	5d	1	0.72mi
6605 Saint Josephs Ave NW Albuquerque, NM	3.0	2.0	1480	$1,895	$1.28	23d	1	1.07mi
5501 Iliff Rd NW Albuquerque, NM	4.0	2.0	1400	$2,000	$1.43	45d	1	1.08mi
6823 Toratolla Ct NW Albuquerque, NM	3.0	2.0	1500	$2,000	$1.33	20d	1	1.15mi
3231 Schumacher St NW Albuquerque, NM	3.0	2.0	1400	$1,925	$1.38	45d	1	1.44mi
3301 Schumacher St NW Albuquerque, NM	3.0	2.0	1425	$2,045	$1.44	45d	1	1.45mi

Listing history 2 events

1. 2026-06-13
   remarks 699-char remark
2. 2026-06-13
   listed $259,900 Pending 1 DOM

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$711/yr (+$59/mo · 52.0%)

ⓘ 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 ≥97°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: $25,009
• − Mortgage interest: −$14,558
• − Property taxes: −$1,368
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,001
• − Management: −$2,001
• − Depreciation: −$7,561
• Taxable loss: −$3,779
• Est. tax savings @ 24.0%: +$907
• After-tax cash flow: $1,641/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): 66,097
• Household income: $86,907
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1376.0

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 0.60)
• Race & ethnicity: Hispanic / Latino 54% White 34% Two or more races 28% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Lithuanian 2% Italian 2% Romanian 1%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 76% English-only · Spanish 19% Other Indo-European 1% German/W. Germanic 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: ▼ -166.08%
• Current HPI: 239.2019
• Rent YoY: ▼ -1.37%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+173.6% since first listed

11 events — show timeline

• 2026-06-12 Pending — Southwest MLS
• 2026-06-02 Listed $259,900 Southwest MLS
• 2026-04-09 Sold (Public Records) — Public Records
• 2018-05-31 Delisted — Southwest MLS
• 2018-05-31 Sold (Public Records) — Public Records
• 2018-03-21 Pending — Southwest MLS
• 2018-02-06 Listed $124,500 Southwest MLS
• 2016-07-29 Sold (Public Records) — Public Records
• 2016-04-28 Delisted — Southwest MLS
• 2016-04-19 Listed $95,000 Southwest MLS
• 2011-01-28 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,368 · +3.2% YoY. Source: county tax records.