1025 Valencia Dr SE Apt 10 · Albuquerque, NM 87108

$89,900

1 bd · 1.0 ba · 604 sqft · MultiFamily · 34 Days on market

Built 1976 Good condition 6,970 sqft lot $225/mo HOA · 23% of rent

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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
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to this beautifully maintained condo that features a desirable open floor plan, perfect for both relaxation and entertaining. The modern kitchen is equipped with granite countertops and SS appliances, making meal prep a pleasure. Stunning flooring adds to the condo's appeal, step outside to your private balcony, accessible from the living area--ideal for morning coffee or evening relaxation. Refrigerated A/C Combo Unit, located in a well-kept complex, residents have access to a refreshing pool and convenient laundry facilities. With utilities included in the HOA, this condo offers low maintenance living. Great rental income.

Key facts

• Laundry facilities
• Open floor plan
• Refreshing pool

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• PRIVATE BALCONY
• REFRESHING POOL
• LAUNDRY FACILITIES
• UTILITIES INCLUDED

Property features AI

Finance

• Other: Resale property; Zoning: R-MH*; Part of a 30-unit complex
• HOA & community: Homeowners association with a $225 monthly fee; HOA covers common areas, grounds maintenance, pool(s), and security

Exterior

• Security: Community security (included in association)
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Property faces east; Entry level is 2; Attached property; Single-story unit within a 2-story building
• Construction: Frame and stucco construction; Pitched roof
• Exterior features: Open patio; Patio; Gate fencing; Gunite in-ground heated community pool with cover

Interior

• Kitchen: Dishwasher; Free‑standing gas range; Refrigerator
• Bedrooms: Main level primary bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Combination heating; Central heating; Forced air; Refrigerated cooling
• Interior features: Breakfast area; Kitchen island; Combined living/dining area; Main level primary; Metal, sliding, single-pane windows; Laminate flooring
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $671 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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 rising (+2.5%/yr); 164 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $1,921/mo this rent would consume 54% of the median local household income ($43k/yr) (locally 3480% 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9363% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.14% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.00%
• DSCR: 2.42
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.09×
• Total profit: $27,471
• Equity at exit: $13,404

10-year hold

• IRR: 33.8%
• Equity multiple: 4.02×
• Total profit: $76,058
• Equity at exit: $7,773

Cash invested: $25,172 (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 87108

• Rents YoY: 2.5%
• Active inventory: 164
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$225
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $671

Break-even live

Break-even rent $1,071

Max offer price $89,900

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,922
Total (2 units)			$1,921

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Alvarado Dr SE Albuquerque, NM	1.0	1.0	640	$750	$1.17	43d	2	0.04mi
1024 Alvarado Dr SE Albuquerque, NM	1.0	1.0	625	$595	$0.95	23d	2	0.04mi
1015 Cardenas Dr SE Unit 1014-5 Albuquerque, NM	—	1.0	473	$840	$1.78	43d	1	0.05mi
1015 Cardenas Dr SE Unit 1014-6 Albuquerque, NM	1.0	1.0	696	$935	$1.34	3d	1	0.05mi
1015 Cardenas Dr SE Unit 1015-21 Albuquerque, NM	1.0	1.0	696	$972	$1.40	3d	1	0.05mi
1015 Cardenas Dr SE Unit 1015-15 Albuquerque, NM	1.0	1.0	696	$972	$1.40	14d	1	0.05mi
1020 Valencia Dr SE Albuquerque, NM	2.0	1.0	798	$1,238	$1.55	3d	1	0.05mi
1112 Palomas Dr SE Albuquerque, NM	2.0	1.0	750	$850	$1.13	19d	1	0.10mi
983 Valencia Dr SE Unit 038 Albuquerque, NM	—	1.0	495	$880	$1.78	23d	1	0.10mi
1111 Cardenas Dr SE Albuquerque, NM	2.0	1.0–2.0	649	$1,075	$1.66	3d	17	0.11mi
5851 Anderson Ave SE Albuquerque, NM	—	1.0	507	$965	$1.90	43d	4	0.11mi
911 Alvarado Dr SE Unit 4 Albuquerque, NM	1.0	1.0	650	$995	$1.53	3d	1	0.16mi
1101 Palomas Dr SE Albuquerque, NM	1.0	1.0	630	$915	$1.45	3d	5	0.16mi
1130 Madeira Dr SE Albuquerque, NM	2.0	1.0	593	$925	$1.56	3d	3	0.18mi
1020 Madeira Dr SE Unit C Albuquerque, NM	1.0	1.0	520	$800	$1.54	43d	1	0.20mi
5500 Eastern Ave SE Unit 5520-B Albuquerque, NM	1.0	1.0	550	$685	$1.25	43d	1	0.22mi
5500 Eastern Ave SE Albuquerque, NM	1.0	1.0	550	$685	$1.25	23d	1	0.22mi
5500 Eastern Ave SE Albuquerque, NM	1.0	1.0	550	$725	$1.32	3d	1	0.22mi
1001 Madeira Dr SE Albuquerque, NM	1.0	1.0	567	$925	$1.63	3d	1	0.22mi
1000 Madeira Dr SE Unit 7 Albuquerque, NM	1.0	1.0	628	$700	$1.11	43d	1	0.23mi
5500 Eastern Ave SE Unit 5520-I Albuquerque, NM	1.0	1.0	550	$725	$1.32	43d	1	0.24mi
1201 San Pedro Dr SE Albuquerque, NM	1.0–2.0	1.0	817	$799	$0.98	3d	4	0.29mi
1335 Ortiz Dr SE Unit 1301 Cottage Albuquerque, NM	1.0	1.0	633	$980	$1.55	43d	1	0.32mi
1335 Ortiz Dr SE Unit 10 Albuquerque, NM	1.0	1.0	578	$895	$1.55	43d	1	0.32mi
1335 Ortiz Dr SE Albuquerque, NM	1.0	1.0	633	$980	$1.55	19d	1	0.32mi
1221 San Mateo Blvd SE Unit B Albuquerque, NM	1.0	1.0	600	$1,075	$1.79	3d	1	0.32mi
1225 San Mateo Blvd SE Albuquerque, NM	1.0	1.0	600	$1,050	$1.75	43d	1	0.32mi
1326 San Pedro Dr SE Unit B Albuquerque, NM	2.0	1.0	700	$1,225	$1.75	14d	1	0.45mi
4849 Gibson Blvd SE Albuquerque, NM	1.0	1.0	700	$750	$1.07	43d	1	0.56mi
536 Cardenas Dr SE Apt B Albuquerque, NM	2.0	1.0	600	$1,036	$1.73	43d	1	0.59mi
533 Valencia Dr SE Unit 5 Albuquerque, NM	1.0	1.0	600	$850	$1.42	43d	1	0.59mi
533 Palomas Dr SE Albuquerque, NM	1.0	1.0	750	$1,084	$1.45	43d	1	0.60mi
510 Valencia Dr SE Unit C Albuquerque, NM	1.0	1.0	675	$975	$1.44	23d	1	0.62mi
517 Palomas Dr SE Unit D Albuquerque, NM	1.0	1.0	635	$1,100	$1.73	43d	1	0.64mi
520 Ortiz Dr SE Albuquerque, NM	—	1.0	385	$845	$2.19	14d	2	0.65mi
504 Ortiz Dr SE Unit A Albuquerque, NM	2.0	1.0	750	$1,100	$1.47	23d	1	0.69mi
1033 Louisiana Blvd SE Unit B Albuquerque, NM	2.0	1.0	720	$895	$1.24	43d	1	0.69mi
950 Louisiana Blvd SE Albuquerque, NM	3.0	1.0	579	$895	$1.54	2d	35	0.71mi
7013 Trumbull Ave SE Albuquerque, NM	2.0	1.0	716	$950	$1.33	43d	1	0.75mi
520 Indiana St SE Unit C Albuquerque, NM	1.0	1.0	500	$800	$1.60	23d	1	0.76mi

HOA detail

• Monthly dues: $225 · $2,700/yr
• Likely covers: pool

Listing history 5 events

1. 2026-05-01
   listed $950
2. 2026-04-23
   listed $89,900 Active 640-char remark
3. 2025-09-17
   historical $950
4. 2025-07-04
   price $950
5. 2025-05-24
   listed $1,100

ⓘ 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 6 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,052
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − HOA: −$2,700
• − Depreciation: −$2,615
• Taxable income: $7,215
• Est. tax owed @ 24.0%: −$1,732
• After-tax cash flow: $6,324/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 well-maintained, open-concept condo is move-in ready with a good condition score and minimal repairs needed. Updates to the interior walls, ceiling fans, window treatments, backsplash, and sliding glass doors can significantly increase its value for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace ceiling fans — Modern ceiling fans improve air circulation and aesthetics
• Both Install new window treatments — New curtains or blinds can enhance privacy and aesthetics
• Both Update kitchen backsplash — A fresh backsplash can modernize the kitchen and add value
• Both Replace sliding glass doors — New doors can improve energy efficiency and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fans — Modern ceiling fans improve air circulation and aesthetics ↑
• Both Install new window treatments — New curtains or blinds can enhance privacy and aesthetics ↑
• Both Update kitchen backsplash — A fresh backsplash can modernize the kitchen and add value ↑
• Both Replace sliding glass doors — New doors can improve energy efficiency and curb appeal ↑

ⓘ 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): 36,331
• Household income: $42,724
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3480.0

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 49% White 34% Two or more races 21% Native American 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 31% Cuban 3%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 2% Tagalog/Filipino 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: ▼ -228.14%
• Current HPI: 238.53
• Rent YoY: ▲ 2.54%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+8072.7% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) — Southwest MLS
• 2026-05-27 Rental Removed $950 SWMLS
• 2026-05-27 Pending — Southwest MLS
• 2026-05-01 Listed for Rent $950 SWMLS
• 2026-04-23 Listed $89,900 Southwest MLS
• 2025-09-17 Rental Removed $950 SWMLS
• 2025-07-04 Price Changed $950 SWMLS
• 2025-05-24 Listed for Rent $1,100 SWMLS