2618 Cuatro Milpas Rd SW · South Valley, NM 87105

$84,950

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 50 Days on market

Built 1956 10,542 sqft lot $101/sqft · 58% below area ↓ 6% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

Key facts

• Open floor plan
• Fenced
• Storage building

Tags

• OPEN FLOOR PLAN
• LARGE LOT
• FENCED
• STORAGE BUILDING
• COVERED PATIO
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 3.9% in South Valley — 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 60/100 on livability (#113 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: commute C-, employment 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.
• Zoned schools: Coronado Elementary (308 students, 30% FRL); Harrison Middle (343 students, 100% FRL); Rio Grande High (math 5% / reading 24%, grade F, #107 of 110 statewide, top 97%, 1,532 students, 100% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 63% district-wide (-48 pts) — the specific schools serving this property underperform the Albuquerque Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 166 active listings in the ZIP; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,401 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1956 — 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 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: 1.35% ✓
• Cap rate: 11.56%
• Cash-on-cash: 18.80%
• DSCR: 1.84
• GRM: 6.2

CMA / ARV

• ARV (median comp): $203,007
• List price: $84,950
• Delta: -58.15%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 Valley Rd SW	0.47mi	1/1.0 (-1)	868 (+3%)	8mo	$175,000	$202	61

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.42×
• Total profit: $9,956
• Equity at exit: $12,666

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $39,173
• Equity at exit: $7,345

Cash invested: $23,786 (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: 166
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $373

Break-even live

Break-even rent $676

Max offer price $84,950

Occupancy floor 63%

Sensitivity live

Price	-10% $421	-5% $397	+0% $373	+5% $349	+10% $325
Rent	-10% $282	-5% $327	+0% $373	+5% $418	+10% $463
Rate	-1.0pp $415	-0.5pp $394	base $373	+0.5pp $351	+1.0pp $328

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: $21,238
• Closing costs: $2,548
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-02
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

2. 2026-04-23
   price $84,950 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

3. 2026-04-15
   status Active 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

4. 2026-04-04
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

5. 2026-03-17
   status Active 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

6. 2026-01-25
   status Pending 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

7. 2026-01-07
   listed $89,950 Active 528-char remark

   Show marketing remark (528 chars)

   Open floor plan, large lot, fenced, storage building, covered patio. Great location close to schools, parks, shopping, downtown business district, employment, Rio Grande River bosque with easy access to Hwy 500 to I-25. Considerable repairs required; Broker and Buyer must sign a Hold Harmless Agreement prior to accessing property. Good opportunity to restore for equity. All information herein has been obtained from MLS history and/or tax records. Square feet and other information has been obtained from county tax records.

ⓘ 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: $636 · $53/mo
• Projected year-2 tax: $680 · $57/mo
• Expected delta: +$43/yr (+$4/mo · 6.8%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X · 5% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 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: $13,771
• − Mortgage interest: −$4,759
• − Property taxes: −$636
• − Insurance: −$425
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$2,471
• Taxable income: $3,277
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,686/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 — South Valley

• Score: 60/100
• State rank: #113
• US rank: #19456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Valley, NM
• County: Bernalillo County · 647,165 people
• City population: 54,215
• 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

-5.6% since first listed

7 events — show timeline

• 2026-05-02 Pending — Southwest MLS
• 2026-04-23 Price Changed $84,950 Southwest MLS
• 2026-04-15 Relisted — Southwest MLS
• 2026-04-04 Pending — Southwest MLS
• 2026-03-17 Relisted — Southwest MLS
• 2026-01-25 Pending — Southwest MLS
• 2026-01-07 Listed $89,950 Southwest MLS

Property tax history

+0.5%/yr

Latest (2025): $636 · +0.3% YoY. Source: county tax records.