95 Eventide Rd SE · Rio Rancho, NM 87124

$582,500

6 bd · 3.0 ba · 3,310 sqft · MultiFamily public records · 76 Days on market

Built 1980 5,227 sqft lot $176/sqft · at area comps Est $549k · 6% over

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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 +15.1/30.0
• Schools +5.2/10.0
• ARV discount +4.8/15.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Amazing opportunity to invest in a highly desirable Rio Rancho four-plex. Awesome investment area with low inventory, high rental demand, and in growing community. This well maintained corner-lot property has four 2BR/1BA units. Bottom units having private backyards. Top units have private balconies with sandia views. All units have washer and dryer hookups, dishwashers, tile/vinyl floor, paint on file for easy maintenance, spacious open floor plans, and carport parking for each resident. Some units include renovated kitchens and bathrooms with tile backsplash, redone shower/counters, and tile shower surrounds. TPO roof with taper system installed in 2022, carport parking recently repainted, and touch exterior paint. High demand area when advertised for lease these unit don't last long.

Key facts

• Private balconies
• Tile vinyl floor
• Sandia views

Tags

• PRIVATE BACKYARDS
• PRIVATE BALCONIES
• SANDIA VIEWS
• WASHER AND DRYER HOOKUPS
• DISHWASHERS
• TILE VINYL FLOOR

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $582k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive. Per door: $64/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $486k (16.6% below list).
• Recommended offer: $486k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.6% in Rio Rancho — 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 71/100 on livability (#17 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities D, commute F.
• Rio Rancho Public Schools (suburban): math 48% / reading 73% proficiency, ranked #4 of 29 in NM (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Maggie Cordova Elementary School (674 students, 100% FRL); Lincoln Middle (823 students, 21% FRL); Rio Rancho High (math 52% / reading 77%, grade B-, #22 of 110 statewide, top 22%, 2,573 students, 22% FRL).
• Market conditions: Rents rising (+3.1%/yr); 837 active listings in the ZIP; solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).
• At $4,858/mo this rent would consume 67% of the median local household income ($87k/yr) (locally 1027% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($548k) is reasonable based on typical stale-listing flexibility.
• 3 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 $485,800 (16.6% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (median comp): $549,000
• List price: $582,500
• Delta: 6.10%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-81,728
• Equity at exit: $86,853

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-53,508
• Equity at exit: $50,364

Cash invested: $163,100 (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 87124

• Rents YoY: 3.1%
• Active inventory: 837
• Price-to-rent: 30.0×

Monthly cashflow live

• Estimated rent: $4,858 high
• Mortgage (P&I): −$3,055
• Tax from tax record: −$349 /mo · $4,189/yr
• Insurance: −$243
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,020
• Net cashflow: $191

Break-even live

Break-even rent $4,616

Max offer price $582,500

Occupancy floor 91%

Sensitivity live

Price	-10% $521	-5% $356	+0% $191	+5% $26	+10% $-138
Rent	-10% $-192	-5% $-1	+0% $191	+5% $383	+10% $575
Rate	-1.0pp $485	-0.5pp $339	base $191	+0.5pp $40	+1.0pp $-113

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$4,857
Total (3 units)			$4,858

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: $145,625
• Closing costs: $17,475
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $582,500 Active 76 DOM
2. 2026-06-18
   days on market $582,500 Active 73 DOM
3. 2026-06-17
   days on market $582,500 Active 72 DOM
4. 2026-06-16
   days on market $582,500 Active 71 DOM
5. 2026-06-15
   days on market $582,500 Active 70 DOM
6. 2026-06-13
   days on market $582,500 Active 68 DOM
7. 2026-06-13
   days on market $582,500 Active 67 DOM
8. 2026-06-10
   days on market $582,500 Active 65 DOM
9. 2026-06-09
   days on market $582,500 Active 64 DOM
10. 2026-06-08
    days on market $582,500 Active 63 DOM
11. 2026-06-07
    days on market $582,500 Active 62 DOM
12. 2026-06-03
    days on market $582,500 Active 58 DOM
13. 2026-06-02
    days on market $582,500 Active 57 DOM
14. 2026-06-01
    days on market $582,500 Active 56 DOM
15. 2026-06-01
    price $582,500 Active 55 DOM
16. 2026-05-31
    days on market $585,000 Active 55 DOM
17. 2026-05-19
    price $585,000 797-char remark

    Show marketing remark (797 chars)

    Amazing opportunity to invest in a highly desirable Rio Rancho four-plex. Awesome investment area with low inventory, high rental demand, and in growing community. This well maintained corner-lot property has four 2BR/1BA units. Bottom units having private backyards. Top units have private balconies with sandia views. All units have washer and dryer hookups, dishwashers, tile/vinyl floor, paint on file for easy maintenance, spacious open floor plans, and carport parking for each resident. Some units include renovated kitchens and bathrooms with tile backsplash, redone shower/counters, and tile shower surrounds. TPO roof with taper system installed in 2022, carport parking recently repainted, and touch exterior paint. High demand area when advertised for lease these unit don't last long.

18. 2026-04-28
    status Active 797-char remark

    Show marketing remark (797 chars)

    Amazing opportunity to invest in a highly desirable Rio Rancho four-plex. Awesome investment area with low inventory, high rental demand, and in growing community. This well maintained corner-lot property has four 2BR/1BA units. Bottom units having private backyards. Top units have private balconies with sandia views. All units have washer and dryer hookups, dishwashers, tile/vinyl floor, paint on file for easy maintenance, spacious open floor plans, and carport parking for each resident. Some units include renovated kitchens and bathrooms with tile backsplash, redone shower/counters, and tile shower surrounds. TPO roof with taper system installed in 2022, carport parking recently repainted, and touch exterior paint. High demand area when advertised for lease these unit don't last long.

19. 2026-03-31
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Amazing opportunity to invest in a highly desirable Rio Rancho four-plex. Awesome investment area with low inventory, high rental demand, and in growing community. This well maintained corner-lot property has four 2BR/1BA units. Bottom units having private backyards. Top units have private balconies with sandia views. All units have washer and dryer hookups, dishwashers, tile/vinyl floor, paint on file for easy maintenance, spacious open floor plans, and carport parking for each resident. Some units include renovated kitchens and bathrooms with tile backsplash, redone shower/counters, and tile shower surrounds. TPO roof with taper system installed in 2022, carport parking recently repainted, and touch exterior paint. High demand area when advertised for lease these unit don't last long.

20. 2026-03-08
    listed $599,999 Active 797-char remark

    Show marketing remark (797 chars)

    Amazing opportunity to invest in a highly desirable Rio Rancho four-plex. Awesome investment area with low inventory, high rental demand, and in growing community. This well maintained corner-lot property has four 2BR/1BA units. Bottom units having private backyards. Top units have private balconies with sandia views. All units have washer and dryer hookups, dishwashers, tile/vinyl floor, paint on file for easy maintenance, spacious open floor plans, and carport parking for each resident. Some units include renovated kitchens and bathrooms with tile backsplash, redone shower/counters, and tile shower surrounds. TPO roof with taper system installed in 2022, carport parking recently repainted, and touch exterior paint. High demand area when advertised for lease these unit don't last long.

21. 2023-03-08
    soldstatus
22. 2023-03-08
    soldstatus
23. 2019-02-22
    historical
24. 2019-02-22
    soldstatus
25. 2018-12-31
    status Pending
26. 2018-10-29
    listed $225,000 Active
27. 2006-03-20
    soldstatus
28. 2006-03-20
    soldstatus
29. 2003-09-11
    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: $4,189 · $349/mo
• Projected year-2 tax: $4,660 · $388/mo
• Expected delta: +$471/yr (+$39/mo · 11.2%)

ⓘ 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 7 d/yr ≥95°F today · 18 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: $58,296
• − Mortgage interest: −$32,629
• − Property taxes: −$4,189
• − Insurance: −$2,912
• − Repairs & maintenance: −$4,664
• − Management: −$4,664
• − Depreciation: −$16,945
• Taxable loss: −$7,708
• Est. tax savings @ 24.0%: +$1,850
• After-tax cash flow: $4,146/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: Rio Rancho Public Schools
• NCES district ID: 3500010
• Math proficiency: 48% ▲ 38.00%
• Reading proficiency: 73% ▲ 48.00%
• Median HH income: $59,410
• Composite: 52.29/100
• National rank: #1595
• State rank: #4 of 29 in NM

Livability — Rio Rancho

• Score: 71/100
• State rank: #17
• US rank: #7253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rancho, NM
• County: Sandoval County · 110,336 people
• City population: 110,336
• Metro: Albuquerque, NM
• Population (ZIP): 58,499
• Household income: $86,555
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1027.0

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Hispanic / Latino 41% Two or more races 18% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 12% Vietnamese 1%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -303.50%
• Current HPI: 219.8377
• Rent YoY: ▲ 3.13%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+160.0% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $585,000 Southwest MLS
• 2026-04-28 Relisted — Southwest MLS
• 2026-03-31 Pending — Southwest MLS
• 2026-03-08 Listed $599,999 Southwest MLS
• 2023-03-08 Sold (Public Records) — Public Records
• 2023-03-08 Sold (Public Records) — Public Records
• 2019-02-22 Delisted — Southwest MLS
• 2019-02-22 Sold (Public Records) — Public Records
• 2018-12-31 Pending — Southwest MLS
• 2018-10-29 Listed $225,000 Southwest MLS
• 2006-03-20 Sold (Public Records) — Public Records
• 2006-03-20 Sold (Public Records) — Public Records
• 2003-09-11 Sold (Public Records) — Public Records

Property tax history

+6.0%/yr

Latest (2024): $4,189 · +67.0% YoY. Source: county tax records.