7705 Eagle Ave NW · Albuquerque, NM 87114

$280,000

3 bd · 2.0 ba · 1,342 sqft · Other public records

Built 2003 4,792 sqft lot $25/mo HOA · 1% of rent

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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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Recent updates include newer roof in 2023,Newer Laminate Floors and conversion from Swamp Cooler to Refrigerated A/C. Nice desirable Ventana Ranch Area well kept. Tenants are the Buyes on this transaction. * * Sold before processing * *

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $-64 ($-771/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (20.6% below list).
• Recommended offer: $222k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Ventana Ranch Elementary (641 students, 37% FRL); Tony Hillerman Middle School (1,035 students, 30% FRL); Volcano Vista High (math 47% / reading 77%, grade B-, #26 of 110 statewide, top 23%, 2,216 students, 24% FRL) — zoned schools average 31% FRL vs 60% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.5%/yr); 347 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $222,259 (20.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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?
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: 0.79% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-56,014
• Equity at exit: $41,749

10-year hold

• IRR: -23.0%
• Equity multiple: -0.01×
• Total profit: $-79,366
• Equity at exit: $24,209

Cash invested: $78,400 (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 87114

• Rents YoY: -2.5%
• Active inventory: 347
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,223 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$210 /mo · $2,521/yr
• Insurance: −$117
• HOA: −$25
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $-64

Break-even live

Break-even rent $2,304

Max offer price $268,653

Occupancy floor 98%

Sensitivity live

Price	-10% $94	-5% $15	+0% $-64	+5% $-143	+10% $-223
Rent	-10% $-240	-5% $-152	+0% $-64	+5% $24	+10% $111
Rate	-1.0pp $77	-0.5pp $7	base $-64	+0.5pp $-137	+1.0pp $-211

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7520 Button Quail Ave NW Albuquerque, NM	4.0	2.0	1473	$2,295	$1.56	13d	1	0.19mi
7605 Kentwood Ave NW Albuquerque, NM	3.0	2.0	1700	$1,995	$1.17	23d	1	0.20mi
7109 Acton Ct NW Albuquerque, NM	3.0	2.0	1500	$2,095	$1.40	45d	1	0.51mi
7682 Woodmont Ave NW Albuquerque, NM	2.0–4.0	2.0–2.5	1690	$3,310	$1.96	3d	35	0.68mi
6619 Binbrook Rd NW Albuquerque, NM	3.0	2.0	1800	$2,299	$1.28	45d	1	0.85mi
6512 Los Pueblos Pl NW Albuquerque, NM	3.0	2.5	1865	$2,350	$1.26	16d	1	1.06mi
6601 Tree Line Ave NW Albuquerque, NM	2.0–3.0	2.5	1393	$2,380	$1.71	4d	12	1.32mi
10439 Calle Acanta NW Albuquerque, NM	3.0	2.0	1600	$2,100	$1.31	25d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-05-26
   historical
2. 2026-05-22
   listed $280,000
3. 2018-10-01
   historical
4. 2018-08-17
   status Pending
5. 2018-08-08
   price $165,000
6. 2018-07-05
   listed $170,000 Active
7. 2018-06-05
   price $175,000
8. 2018-03-27
   price $179,900
9. 2007-11-28
   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: $2,521 · $210/mo
• Projected year-2 tax: $2,521 · $210/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 X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,671
• − Mortgage interest: −$15,684
• − Property taxes: −$2,521
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,134
• − Management: −$2,134
• − HOA: −$300
• − Depreciation: −$8,145
• Taxable loss: −$5,647
• Est. tax savings @ 24.0%: +$1,355
• After-tax cash flow: $584/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): 70,117
• Household income: $84,277
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 2293.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 46% White 40% Two or more races 21% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 83% English-only · Spanish 13% 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: ▼ -227.99%
• Current HPI: 232.3689
• Rent YoY: ▼ -2.45%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+55.6% since first listed

9 events — show timeline

• 2026-05-26 Delisted — Southwest MLS
• 2026-05-22 Listed $280,000 Southwest MLS
• 2018-10-01 Delisted — Southwest MLS
• 2018-08-17 Pending — Southwest MLS
• 2018-08-08 Price Changed $165,000 Southwest MLS
• 2018-07-05 Listed $170,000 Southwest MLS
• 2018-06-05 Price Changed $175,000 Southwest MLS
• 2018-03-27 Price Changed $179,900 Southwest MLS
• 2007-11-28 Sold (Public Records) — Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,521 · +3.2% YoY. Source: county tax records.