1742 Chamisa Ave SE · Los Lunas, NM 87031

$150,000

3 bd · 2.0 ba · 1,377 sqft · Other · 33 Days on market

Built 1995 0.25 ac lot $109/sqft · 26% below area Est $203k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +5.0/5.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.25 acre lot
• Built 1995
• Listed 33 days

Property features AI

Exterior

• Utilities: Cable connected; Electricity connected; Natural gas connected; Phone connected; Public sewer; Public water
• Home design: Single-story home; Faces west; Resale property
• Construction: Metal roof; Frame construction with wood siding; Mobile home model: Intertherm (20 x 60)
• Exterior features: Private yard; Full fencing

Interior

• Kitchen: Kitchen on main level (8 x 10)
• Bedrooms: Main level bedroom (12 x 12)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Window cooling units
• Interior features: Double-pane, insulated windows; Main level primary bedroom
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.8% in Los Lunas — 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 66/100 on livability (#46 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Los Lunas Public Schools (suburban): math 20% / reading 34% proficiency, ranked #34 of 95 in NM (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+33.2%/yr); 562 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 303 units permitted in Valencia County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($61k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Valencia County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.40% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

• ARV (median comp): $202,950
• List price: $150,000
• Delta: -26.09%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,150
• Equity at exit: $22,365

10-year hold

• IRR: 16.3%
• Equity multiple: 2.73×
• Total profit: $72,794
• Equity at exit: $12,969

Cash invested: $42,000 (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 87031

• Home prices YoY: -29.8%
• Rents YoY: 33.2%
• Active inventory: 562
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,094 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$62
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $237

Break-even live

Break-even rent $1,793

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $322	-5% $280	+0% $237	+5% $195	+10% $153
Rent	-10% $72	-5% $155	+0% $237	+5% $320	+10% $403
Rate	-1.0pp $313	-0.5pp $276	base $237	+0.5pp $199	+1.0pp $159

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1140 Elm Ct Los Lunas, NM	3.0	1.0	1275	$1,495	$1.17	15d	1	0.94mi
1143 De Vargas Ct SE Los Lunas, NM	3.0	2.0	1100	$1,700	$1.55	11d	1	1.07mi

Listing history 18 events

1. 2026-06-18
   status $150,000 Pending 33 DOM
2. 2026-06-17
   days on market $150,000 Active 33 DOM
3. 2026-06-16
   days on market $150,000 Active 32 DOM
4. 2026-06-15
   days on market $150,000 Active 31 DOM
5. 2026-06-13
   days on market $150,000 Active 29 DOM
6. 2026-06-10
   days on market $150,000 Active 26 DOM
7. 2026-06-09
   days on market $150,000 Active 25 DOM
8. 2026-06-08
   days on market $150,000 Active 24 DOM
9. 2026-06-07
   pricedays on market $150,000 Active 23 DOM
10. 2026-06-05
    days on market $179,000 Active 20 DOM
11. 2026-06-03
    days on market $179,000 Active 19 DOM
12. 2026-06-02
    days on market $179,000 Active 18 DOM
13. 2026-06-01
    days on market $179,000 Active 17 DOM
14. 2026-05-31
    days on market $179,000 Active 16 DOM
15. 2026-05-10
    listed $179,000 Active 744-char remark
16. 2021-11-09
    soldstatus
17. 2021-11-08
    soldstatus $115,000
18. 2021-07-09
    soldstatus

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone AE · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,128
• − Mortgage interest: −$8,402
• − Property taxes: −$1,694
• − Insurance: −$5,868
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$4,364
• Taxable income: $780
• Est. tax owed @ 24.0%: −$187
• After-tax cash flow: $2,663/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: Los Lunas Public Schools
• NCES district ID: 3501680
• Math proficiency: 20% —
• Reading proficiency: 34% —
• Median HH income: $44,438
• Composite: 26.11/100
• National rank: #12724
• State rank: #34 of 95 in NM

Livability — Los Lunas

• Score: 66/100
• State rank: #46
• US rank: #12347

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Lunas, NM
• County: Valencia County · 68,779 people
• City population: 47,514
• Metro: Albuquerque, NM
• Population (ZIP): 47,514
• Household income: $60,902
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 602.0

Population outlook (Valencia County) Hauer SSP2

• Today (2025): 73,788 people
• By 2030: 72,101 · -2.3%
• By 2040: 67,930 · -7.9%
• By 2050: 63,191 · -14.4%
• By 2075: 53,644 · -27.3%
• By 2100: 40,882 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 29% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Serbian 1% Russian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 27%

Political lean MEDSL · Valencia

• 2024 margin: R (+16.4) · D 40.9% · R 57.3% · Other 1.8%
• 2008→2024 swing: -24.1pp toward R · 2008: 7.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+9.6 2016: R+8.7 2012: D+2.5 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.17%
• Current HPI: 201.0508
• Rent YoY: ▲ 33.16%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+30.4% since first listed

8 events — show timeline

• 2026-06-18 Pending — Southwest MLS
• 2026-06-05 Price Changed $150,000 Southwest MLS
• 2026-05-29 Relisted — Southwest MLS
• 2026-05-25 Pending — Southwest MLS
• 2026-05-10 Listed $179,000 Southwest MLS
• 2021-11-09 Sold (Public Records) — Public Records
• 2021-11-08 Sold (Public Records) $115,000 Public Records
• 2021-07-09 Sold (Public Records) — Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,694 · +18.6% YoY. Source: county tax records.