113 La Media Rd SW · Albuquerque, NM 87105

$150,000

4 bd · 3.5 ba · 1,885 sqft · Other public records · 39 Days on market

Built 1946 10,846 sqft lot $80/sqft · 58% 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
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

Key facts

• Kitchenette
• Outdoor lot
• Full bathroom

Tags

• OVERSIZED LOT
• PRIVATE BEDROOM SUITES
• FULL BATHROOM
• KITCHENETTE
• MULTI-GENERATIONAL LIVING
• OUTDOOR LOT

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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: 160 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $3,122/mo this rent would consume 67% of the median local household income ($56k/yr) (locally 1175% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $110k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $150k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.08% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.46%
• DSCR: 2.93
• GRM: 4.0

CMA / ARV

• ARV (median comp): $359,642
• List price: $150,000
• Delta: -58.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.3%
• Equity multiple: 2.73×
• Total profit: $72,558
• Equity at exit: $22,365

10-year hold

• IRR: 46.6%
• Equity multiple: 5.47×
• Total profit: $187,886
• 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 87105

• Active inventory: 160
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$96 /mo · $1,157/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $1,521

Break-even live

Break-even rent $1,197

Max offer price $150,000

Occupancy floor 46%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
520 San Pasquale Ave SW Albuquerque, NM	3.0	2.0	1926	$3,095	$1.61	43d	1	0.77mi
1623 San Patricio Ave SW Albuquerque, NM	3.0	3.0	2493	$5,000	$2.01	43d	1	0.84mi
6116 Cloudcroft Rd NW Albuquerque, NM	3.0	2.0	1726	$2,200	$1.27	43d	1	1.49mi

Listing history 15 events

1. 2026-05-15
   status Active 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

2. 2026-05-03
   status Pending 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

3. 2026-05-01
   status Active 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

4. 2026-04-18
   historical 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

5. 2026-04-18
   status Active 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

6. 2026-04-18
   price $150,000 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

7. 2026-03-31
   status Pending 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

8. 2026-03-31
   status Active 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

9. 2026-03-31
   price $230,000 674-char remark

   Show marketing remark (674 chars)

   Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

10. 2026-03-18
    historical 674-char remark

    Show marketing remark (674 chars)

    Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

11. 2026-03-18
    status Pending 674-char remark

    Show marketing remark (674 chars)

    Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

12. 2026-03-13
    price $250,000 674-char remark

    Show marketing remark (674 chars)

    Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

13. 2026-02-11
    listed $260,000 Active 674-char remark

    Show marketing remark (674 chars)

    Situated on a spacious oversized lot in the south valley, this 4 bedroom 3.5 bath home offers comfort, flexibility and endless possibilities. Thoughtfully designed, the property features two private bedroom suites-each complete with its own full bathroom and kitchenette-making it ideal for multi-generational living, guests, rental income, or a private home office setup. The main living areas provide plenty of space for gathering and entertaining, while the generous outdoor lot offers room to expand, garden or create your dream backyard retreat. With a functional layout and unique dual suite design this home blends privacy and convenience in one exceptional property.

14. 1993-03-17
    soldstatus
15. 1993-03-10
    soldstatus $46,550

ⓘ 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: $1,157 · $96/mo
• Projected year-2 tax: $1,200 · $100/mo
• Expected delta: +$43/yr (+$4/mo · 3.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 19 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: $37,466
• − Mortgage interest: −$8,402
• − Property taxes: −$1,157
• − Insurance: −$750
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − Depreciation: −$4,364
• Taxable income: $16,799
• Est. tax owed @ 24.0%: −$4,032
• After-tax cash flow: $14,220/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): 54,367
• Household income: $55,644
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1175.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 34% White 14% Native American 6%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 45%

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: ▼ -223.16%
• Current HPI: 269.4587
• Rent YoY: —
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+222.2% since first listed

15 events — show timeline

• 2026-05-15 Relisted — Southwest MLS
• 2026-05-03 Pending — Southwest MLS
• 2026-05-01 Relisted — Southwest MLS
• 2026-04-18 Delisted — Southwest MLS
• 2026-04-18 Relisted — Southwest MLS
• 2026-04-18 Price Changed $150,000 Southwest MLS
• 2026-03-31 Pending — Southwest MLS
• 2026-03-31 Relisted — Southwest MLS
• 2026-03-31 Price Changed $230,000 Southwest MLS
• 2026-03-18 Delisted — Southwest MLS
• 2026-03-18 Pending — Southwest MLS
• 2026-03-13 Price Changed $250,000 Southwest MLS
• 2026-02-11 Listed $260,000 Southwest MLS
• 1993-03-17 Sold (Public Records) — Public Records
• 1993-03-10 Sold (Public Records) $46,550 Public Records

Property tax history

+4.0%/yr

Latest (2019): $1,157 · +4.3% YoY. Source: county tax records.