2908 Jane Ct NE · Albuquerque, NM 87112

$280,000

4 bd · 3.0 ba · 1,612 sqft · Other public records · 2 Days on market

Built 1961 6,665 sqft lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the Snow Heights neighborhood, this spacious Northeast Albuquerque home offers a blend of comfort, flexibility, and convenience. Featuring four bedrooms plus a versatile bonus space. Centrally located on Albuquerque's east side, you'll enjoy easy access to shopping, dining, parks, and commuter routes while still enjoying the charm of an established neighborhood. Situated on a cul-de-sac lot, the property offers plenty of outdoor space along with backyard access, perfect for storing recreational vehicles, trailers, or creating a dream backyard. With room to spread out both inside and out, this home combines functionality, location, and opportunity in one package.

Key facts

• Cul-de-sac lot
• Backyard access
• Outdoor space

Tags

• SNOW HEIGHTS NEIGHBORHOOD
• NORTHEAST ALBUQUERQUE
• CUL-DE-SAC LOT
• BACKYARD ACCESS
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Cable available; Electricity connected; Natural gas connected; Phone available; Public sewer; Public water
• Home design: 3-story property; North-facing; Resale condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Private yard; Lawn; Landscaped

Interior

• Kitchen: Built-in electric range; Dishwasher
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 2 three-quarter bathrooms
• Heating & cooling: Natural gas heating; Evaporative cooling
• Interior features: Ceiling fan(s); Multiple living areas; Metal window frames
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $16 ($197/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 $230k (17.9% below list).
• Recommended offer: $230k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Coronado Elementary (308 students, 30% FRL); Hoover Middle (394 students, 100% FRL); Nex Gen Academy (math 70% / reading 90%, grade A, #3 of 110 statewide, top 5%, 237 students, 20% FRL).
• Zoned-school proficiency averages 80% at this address vs 63% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Albuquerque Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 182 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 37% of the median local income ($74k/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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $229,979 (17.9% below list)

Questions for the listing agent

1. Built in 1961 — 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: 0.82% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-41,259
• Equity at exit: $41,749

10-year hold

• IRR: -4.0%
• Equity multiple: 0.72×
• Total profit: $-21,632
• 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 87112

• Rents YoY: 4.3%
• Active inventory: 182
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,300 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$215 /mo · $2,585/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $16

Break-even live

Break-even rent $2,279

Max offer price $280,000

Occupancy floor 94%

Sensitivity live

Price	-10% $175	-5% $96	+0% $16	+5% $-63	+10% $-142
Rent	-10% $-165	-5% $-74	+0% $16	+5% $107	+10% $198
Rate	-1.0pp $157	-0.5pp $88	base $16	+0.5pp $-56	+1.0pp $-130

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 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3223 Judy Pl NE Albuquerque, NM	4.0	3.0	1851	$2,300	$1.24	25d	1	0.35mi
3219 June St NE Albuquerque, NM	3.0	2.0	1938	$2,200	$1.14	25d	1	0.36mi
2405 Dorothy St NE Albuquerque, NM	3.0	1.0	1064	$1,700	$1.60	25d	1	0.38mi
3432 Del Agua Ct NE Albuquerque, NM	3.0	2.5	1900	$4,000	$2.11	45d	1	0.47mi
10211 Blume St NE Albuquerque, NM	3.0	2.0	1632	$1,850	$1.13	5d	1	0.55mi
3621 Candlelight Dr NE Albuquerque, NM	4.0	2.0	1867	$2,250	$1.21	23d	1	0.57mi
11905 Lexington Ave NE Albuquerque, NM	3.0	2.0	1700	$1,895	$1.11	25d	1	0.59mi
10113 Blume St NE Albuquerque, NM	3.0	2.0	1700	$1,900	$1.12	45d	1	0.60mi
2316 Britt St NE Albuquerque, NM	3.0	2.0	1403	$2,300	$1.64	25d	1	0.61mi
12008 Golden Gate Ave NE Albuquerque, NM	3.0	3.0	1664	$2,495	$1.50	45d	1	0.78mi
10217 Santa Paula Ave NE Albuquerque, NM	4.0	2.0	1676	$3,000	$1.79	45d	1	0.92mi
3721 Mary Ellen St NE Albuquerque, NM	3.0	2.0	2010	$2,600	$1.29	45d	1	0.96mi
1732 Muriel St NE Albuquerque, NM	3.0	1.0	1150	$1,845	$1.60	45d	1	0.98mi
23 Lakeshore Dr NE Albuquerque, NM	3.0	2.5	2100	$2,100	$1.00	16d	1	1.13mi
23 Lakeshore Dr NE Albuquerque, NM	3.0	2.5	2100	$2,100	$1.00	25d	1	1.13mi
4236 Eubank Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	862	$1,992	$2.31	5d	15	1.20mi
1500 Shirley St NE Albuquerque, NM	3.0	2.0	1625	$2,300	$1.42	16d	1	1.23mi
10316 Gutierrez Rd NE Albuquerque, NM	3.0	2.0	1250	$1,945	$1.56	21d	1	1.31mi
9019 Los Arboles Ave NE Albuquerque, NM	3.0	2.0	1445	$1,800	$1.25	45d	1	1.38mi
11519 Morocco Rd NE Albuquerque, NM	3.0	2.0	1867	$2,850	$1.53	45d	1	1.44mi
4108 Cibola Village Dr NE Albuquerque, NM	3.0	2.0	1989	$2,400	$1.21	25d	1	1.45mi
8815 Menaul Blvd NE Albuquerque, NM	4.0	2.0	1400	$2,100	$1.50	25d	1	1.46mi
8906 Aztec Rd NE Albuquerque, NM	3.0	1.5	1100	$2,400	$2.18	21d	1	1.47mi
11517 Ralph Ave NE Albuquerque, NM	4.0	2.0	1274	$2,100	$1.65	25d	1	1.49mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-06
   listed $280,000 Active
3. 2005-11-10
   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: $2,585 · $215/mo
• Projected year-2 tax: $2,585 · $215/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 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: $27,597
• − Mortgage interest: −$15,684
• − Property taxes: −$2,585
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$8,145
• Taxable loss: −$4,633
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $1,309/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): 44,250
• Household income: $73,937
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 17% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 10% Vietnamese 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: ▼ -323.07%
• Current HPI: 254.731
• Rent YoY: ▲ 4.33%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-14 Pending — Southwest MLS
• 2026-05-06 Listed $280,000 Southwest MLS
• 2005-11-10 Sold (Public Records) — Public Records

Property tax history

+2.6%/yr

Latest (2025): $2,585 · +3.2% YoY. Source: county tax records.