6991 S Clark Hills Dr NE · Rio Rancho, NM 87144

$209,900

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 4 Days on market

Built 1999 9,583 sqft lot Est $288k · 27% under

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Why this score? — see what drove the C+ 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For sale. 3 bedroom 2 bath home with garage on 0.21 acre lot. Close to schools and shopping. Home does have smoke damage.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 1999

Property features AI

Finance

• Other: Zoned R-1; Lot approximately 0.22 acres with paved city street frontage

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Faces south; Resale property
• Construction: Frame construction; Pitched shingle roof; Slab foundation; Built by unknown builder
• Exterior features: Private yard; Back yard fencing; Shed(s)

Interior

• Bedrooms: Primary bedroom on main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Refrigerated (central) cooling
• Interior features: Main-level primary bedroom; Single-pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/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 $206k (2.1% below list).
• Recommended offer: $206k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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: schools C-, 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.
• Market conditions: Rents rising fast (+6.9%/yr); 1315 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $205,557 (2.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.98% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $288,225
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6904 Glen Hills Dr NE	0.21mi	3/2.0	1,281 (0%)	7mo	$295,000	$230	84
7019 Clark Hills Dr NE	0.10mi	3/2.0	1,254 (-2%)	21mo	$315,000	$251	74
4748 Delaina Dr NE	0.16mi	3/2.0	1,381 (+8%)	7mo	$299,000	$217	74
7005 Christopher Ct NE	0.51mi	3/2.0	1,267 (-1%)	1mo	$275,000	$217	73
7023 Clark Hills Dr NE	0.11mi	3/2.0	1,473 (+15%)	8mo	$319,000	$217	63
6920 Glen Hills Dr NE	0.20mi	3/2.0	1,427 (+11%)	10mo	$315,000	$221	63
7152 Labrador Dr NE	0.46mi	3/2.0	1,394 (+9%)	1mo	$325,000	$233	63
4705 Trenton Hills Dr NE	0.36mi	3/2.0	1,130 (-12%)	1mo	$318,000	$281	63
6924 Angela Dr NE	0.17mi	3/2.0	1,170 (-9%)	19mo	$250,000	$214	62
5250 Aztec Ct NE	0.47mi	3/2.0	1,379 (+8%)	16mo	$310,000	$225	52
7160 Labrador Dr NE	0.47mi	3/2.0	1,152 (-10%)	21mo	$279,900	$243	44

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,384
• Equity at exit: $31,297

10-year hold

• IRR: 10.5%
• Equity multiple: 1.96×
• Total profit: $56,207
• Equity at exit: $18,148

Cash invested: $58,772 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1315
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$132 /mo · $1,585/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $304

Break-even live

Break-even rent $1,671

Max offer price $209,900

Occupancy floor 80%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 Safelite Blvd NE Rio Rancho, NM	1.0–3.0	1.0–2.0	900	$1,810	$2.01	1d	4	0.83mi
4401 Safelite Blvd NE Rio Rancho, NM	1.0–3.0	1.0–2.0	900	$1,810	$2.01	43d	4	0.83mi
3941 North Pole Loop NE Rio Rancho, NM	3.0	2.0	1864	$2,409	$1.29	10d	1	1.50mi

Listing history 6 events

1. 2026-06-08
   statusdays on market $209,900 Pending 4 DOM
2. 2026-06-07
   remarks 121-char remark
3. 2026-06-07
   listing id $209,900 Active 3 DOM
4. 2026-06-01
   days on market $209,900 Active 3 DOM
5. 2026-05-31
   days on market $209,900 Active 2 DOM
6. 2026-05-23
   listed $209,900 Active

ⓘ 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: $1,585 · $132/mo
• Projected year-2 tax: $1,679 · $140/mo
• Expected delta: +$95/yr (+$8/mo · 6.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,667
• − Mortgage interest: −$11,758
• − Property taxes: −$1,585
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$6,106
• Taxable income: $222
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $3,591/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): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

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 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

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: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-23 Listed $209,900 Southwest MLS

Property tax history

+0.7%/yr

Latest (2024): $1,585 · +3.1% YoY. Source: county tax records.