352 Buffalo Cir SE · Albuquerque, NM 87123

$148,500

3 bd · 2.0 ba · 1,397 sqft · Manufactured · 79 Days on market

Built 2023 Good condition $106/sqft · 23% above area Est $120k · 23% over ↓ 10% since listing

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Why this score? — see what drove the C 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.0/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in with equity and a partially furnished home! Sold for $160,00 in 2024, This stunning brand new 2023 Cavco home combines contemporary design with thoughtful elegance, offering the perfect blend of comfort and style. Step inside to an open-concept kitchen and living area designed for both everyday living and entertaining. The kitchen serves as the heart of the home, seamlessly connecting to the living area ideal for hosting gatherings or quiet evenings in. A covered porch invites you to relax with your morning coffee and evening sunset. Residents enjoy community pools perfect for cooling off during warm desert days and tennis courts for active fun! Private 24 hour security and utilities covered by community. Come see this home today!

Key facts

• Covered porch
• Open-concept kitchen
• Tennis courts

Tags

• OPEN-CONCEPT KITCHEN
• COVERED PORCH
• COMMUNITY POOLS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $140k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 34% of the median local income ($64k/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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($140k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.23% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $120,296
• List price: $148,500
• Delta: 23.45%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 Antelope Cir SE	0.11mi	3/2.0	1,325 (-5%)	4mo	$115,000	$87	83
581 Doe Ln SE	0.17mi	3/2.0	1,440 (+3%)	9mo	$129,500	$90	79
612 Trading Post Trl SE	0.25mi	3/2.0	1,196 (-14%)	7mo	$120,000	$100	58
624 Trading Post Trl SE	0.27mi	3/2.0	1,280 (-8%)	23mo	$84,900	$66	55

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,516
• Equity at exit: $22,142

10-year hold

• IRR: 4.5%
• Equity multiple: 1.28×
• Total profit: $11,786
• Equity at exit: $12,840

Cash invested: $41,580 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,834 high
• Mortgage (P&I): −$779
• Tax est. 1.5%: −$186 /mo · $2,228/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $422

Break-even live

Break-even rent $1,299

Max offer price $148,500

Occupancy floor 72%

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: $37,125
• Closing costs: $4,455
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Western Skies Dr SE Albuquerque, NM	1.0–3.0	1.0–2.0	806	$1,511	$1.87	3d	17	0.19mi
328 Via Vista St SE Albuquerque, NM	3.0	2.0	1460	$2,075	$1.42	3d	1	0.34mi
12021 Skyline Rd NE Albuquerque, NM	1.0–3.0	1.0–2.0	875	$1,592	$1.82	3d	17	0.36mi
408 Rainbow Ct SE Albuquerque, NM	2.0	1.0	950	$1,200	$1.26	23d	1	0.44mi
221 Shirley St NE Albuquerque, NM	3.0	1.5	1250	$1,750	$1.40	3d	1	0.45mi
419 Sawtooth St SE Albuquerque, NM	3.0	2.0	1785	$1,950	$1.09	3d	1	0.46mi
11208 Deer Lodge Pl SE Albuquerque, NM	3.0	2.0	1408	$1,950	$1.38	43d	1	0.50mi
521 Nathan St SE Albuquerque, NM	3.0	2.0	1060	$1,895	$1.79	19d	1	0.56mi
11104 Vistazo Pl SE Albuquerque, NM	3.0	2.0	1353	$1,950	$1.44	23d	1	0.56mi
915 Tony Sanchez Dr SE Albuquerque, NM	3.0	2.0	1180	$2,295	$1.94	3d	1	0.68mi
11606 Herman Roser Ave SE Albuquerque, NM	3.0	2.0	1820	$2,295	$1.26	43d	1	0.68mi
12004 Zia Rd NE Albuquerque, NM	2.0–3.0	1.5–2.0	1323	$2,145	$1.62	3d	7	0.70mi
12032 Copper Ave NE Albuquerque, NM	2.0	2.5	1090	$1,900	$1.74	3d	1	0.77mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	21d	1	0.77mi
13150 Wenonah Ave SE Albuquerque, NM	1.0–2.0	1.0–2.0	789	$1,633	$2.07	3d	16	0.78mi
1105 Tony Sanchez Dr SE Albuquerque, NM	3.0	2.0	1700	$1,975	$1.16	43d	1	0.83mi
628 Marquis Ct NE Albuquerque, NM	2.0	2.0	1099	$2,800	$2.55	43d	1	0.84mi
12624 Copper Ave NE Apt 3 Albuquerque, NM	2.0	2.0	900	$995	$1.11	43d	1	0.84mi
829 Hackberry Trl SE Albuquerque, NM	3.0	2.0	1516	$1,950	$1.29	43d	1	0.91mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,715	$2.11	3d	10	0.98mi
12412 Grand Ave NE Albuquerque, NM	3.0	2.0	1022	$1,850	$1.81	44d	1	1.00mi
187 Vista Point Ct NE Albuquerque, NM	2.0	1.5	1262	$1,975	$1.56	23d	1	1.00mi
10843 Fort Point Ln NE Albuquerque, NM	3.0	2.5	1768	$2,195	$1.24	23d	1	1.02mi
12509 Nambe Ave NE Albuquerque, NM	3.0	1.5	1272	$1,800	$1.42	23d	1	1.03mi
13412 Turquoise Ave NE Albuquerque, NM	3.0	2.0	1425	$1,900	$1.33	23d	1	1.04mi
13615 Shaffer Ct SE Albuquerque, NM	3.0	3.0	1341	$2,700	$2.01	3d	1	1.07mi
557 Tramway Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	891	$1,405	$1.58	3d	9	1.08mi
10404 Griffith Park Dr NE Albuquerque, NM	3.0	2.0	1287	$2,100	$1.63	3d	1	1.12mi
1668 Bull Lea Dr SE Albuquerque, NM	3.0	2.5	1609	$2,249	$1.40	23d	1	1.12mi
1667 Domino Dr SE Albuquerque, NM	3.0	2.5	1868	$2,250	$1.20	19d	1	1.12mi
717 Grace St NE Albuquerque, NM	3.0	1.5	1040	$1,875	$1.80	23d	1	1.21mi
12201 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	800	$1,250	$1.56	43d	6	1.32mi
905 La Charles Dr NE Albuquerque, NM	3.0	2.0	1473	$2,650	$1.80	43d	1	1.44mi
7801 Marble Ave NE Albuquerque, NM	2.0–3.0	1.5–2.5	1148	$1,565	$1.36	21d	1	1.47mi

Listing history 5 events

1. 2026-05-31
   days on market $148,500 Active 79 DOM
2. 2026-05-08
   price $148,500 748-char remark

   Show marketing remark (748 chars)

   Move in with equity and a partially furnished home! Sold for $160,00 in 2024, This stunning brand new 2023 Cavco home combines contemporary design with thoughtful elegance, offering the perfect blend of comfort and style. Step inside to an open-concept kitchen and living area designed for both everyday living and entertaining. The kitchen serves as the heart of the home, seamlessly connecting to the living area ideal for hosting gatherings or quiet evenings in. A covered porch invites you to relax with your morning coffee and evening sunset. Residents enjoy community pools perfect for cooling off during warm desert days and tennis courts for active fun! Private 24 hour security and utilities covered by community. Come see this home today!

3. 2026-03-31
   price $150,500 748-char remark

   Show marketing remark (748 chars)

   Move in with equity and a partially furnished home! Sold for $160,00 in 2024, This stunning brand new 2023 Cavco home combines contemporary design with thoughtful elegance, offering the perfect blend of comfort and style. Step inside to an open-concept kitchen and living area designed for both everyday living and entertaining. The kitchen serves as the heart of the home, seamlessly connecting to the living area ideal for hosting gatherings or quiet evenings in. A covered porch invites you to relax with your morning coffee and evening sunset. Residents enjoy community pools perfect for cooling off during warm desert days and tennis courts for active fun! Private 24 hour security and utilities covered by community. Come see this home today!

4. 2026-03-24
   price $155,000 748-char remark

   Show marketing remark (748 chars)

   Move in with equity and a partially furnished home! Sold for $160,00 in 2024, This stunning brand new 2023 Cavco home combines contemporary design with thoughtful elegance, offering the perfect blend of comfort and style. Step inside to an open-concept kitchen and living area designed for both everyday living and entertaining. The kitchen serves as the heart of the home, seamlessly connecting to the living area ideal for hosting gatherings or quiet evenings in. A covered porch invites you to relax with your morning coffee and evening sunset. Residents enjoy community pools perfect for cooling off during warm desert days and tennis courts for active fun! Private 24 hour security and utilities covered by community. Come see this home today!

5. 2026-03-01
   listed $165,000 Active 748-char remark

   Show marketing remark (748 chars)

   Move in with equity and a partially furnished home! Sold for $160,00 in 2024, This stunning brand new 2023 Cavco home combines contemporary design with thoughtful elegance, offering the perfect blend of comfort and style. Step inside to an open-concept kitchen and living area designed for both everyday living and entertaining. The kitchen serves as the heart of the home, seamlessly connecting to the living area ideal for hosting gatherings or quiet evenings in. A covered porch invites you to relax with your morning coffee and evening sunset. Residents enjoy community pools perfect for cooling off during warm desert days and tennis courts for active fun! Private 24 hour security and utilities covered by community. Come see this home today!

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 3 d/yr ≥91°F today · 8 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: $22,003
• − Mortgage interest: −$8,318
• − Property taxes: −$2,228
• − Insurance: −$742
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$4,320
• Taxable income: $2,874
• Est. tax owed @ 24.0%: −$690
• After-tax cash flow: $4,377/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

This 2023 Cavco home is in good condition with a good condition score of 80. It is move-in ready with a cosmetic rehab level and minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance curb appeal and home value. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $148,500 Southwest MLS
• 2026-03-31 Price Changed $150,500 Southwest MLS
• 2026-03-24 Price Changed $155,000 Southwest MLS
• 2026-03-01 Listed $165,000 Southwest MLS