7112 Pan American NE #235 · Albuquerque, NM 87109

$99,000

2 bd · 2.0 ba · 1,248 sqft · Manufactured · 9 Days on market

Built 1973 Good condition

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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 +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your hassle-free custom retreat in the premier Albuquerque Meadows 55+ gated community. Designed with comfort and easy living in mind, this fully updated 1,248 sq. ft. home features beautiful, low-maintenance luxury vinyl flooring and bright, modern sheetrock walls with fresh paint throughout. The heart of the home is a stunning kitchen complete with new two-tone cabinetry and elegant quartz countertops. Both bathrooms have been completely refreshed with new fixtures. Best of all, a brand-new mini-split heating and air conditioning system has been installed, ensuring perfect, whisper-quiet climate control year-round. Enjoy a vibrant, secure lifestyle with fantastic community amen

Key facts

• Gated community
• Refreshed bathrooms
• Stunning kitchen

Tags

• GATED COMMUNITY
• MODERN SHEETROCK WALLS
• STUNNING KITCHEN
• NEW TWO-TONE CABINETRY
• ELEGANT QUARTZ COUNTERTOPS
• REFRESHED BATHROOMS

Property features AI

Finance

• HOA & community: Senior community; Land lease community (land lease $1,100 monthly)

Exterior

• Parking: Carport with 2 spaces
• Security: Gated community
• Utilities: Cable available; Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story manufactured home; Faces east; Pillar/post/pier foundation; Resale property
• Construction: Frame construction with synthetic stucco and wood siding; Rolled/hot mop roof; Manufactured home model wst; Approximately 52 feet long by 24 feet wide
• Exterior features: Covered patio; Patio; Skirting; Shed(s); Back yard fencing; Cul-de-sac lot; Xeriscape landscaping; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range hood; Self-cleaning oven
• Bedrooms: Primary bedroom on the main level
• Flooring: Vinyl flooring; No carpet
• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Ceiling fan(s); Main level primary bedroom; Double-pane, insulated, low-E vinyl windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 15.8% 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 soft (-1.0%/yr); 148 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 38% of the median local income ($59k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1973 — 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. 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.
6. 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.
7. 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: 1.88% ✓
• Cap rate: 15.85%
• Cash-on-cash: 34.12%
• DSCR: 2.52
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $222,144
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Pan American East NE Unit 345	0.00mi	3/2.0 (+1)	1,060 (-15%)	2mo	$130,000	$123	69
6516 Pino Ave NE	0.56mi	3/2.0 (+1)	1,237 (-1%)	4mo	$219,900	$178	64
6835 Jade Park Ave NE	0.67mi	2/2.0	1,230 (-1%)	21mo	$229,900	$187	49
6831 Jade Park Ave NE	0.65mi	3/1.5 (+1)	1,417 (+14%)	6mo	$210,000	$148	36

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.04×
• Total profit: $28,721
• Equity at exit: $14,761

10-year hold

• IRR: 31.8%
• Equity multiple: 3.48×
• Total profit: $68,653
• Equity at exit: $8,560

Cash invested: $27,720 (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 87109

• Rents YoY: -1.0%
• Active inventory: 148
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $788

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 53%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Santa Monica Ave NE Albuquerque, NM	1.0–2.0	1.0–2.0	1068	$2,151	$2.01	3d	26	0.35mi
6501 San Antonio Dr NE Albuquerque, NM	2.0	2.0–2.5	1075	$1,875	$1.74	14d	2	0.55mi
7501 Jefferson St NE Albuquerque, NM	2.0	1.0–2.0	887	$2,291	$2.58	3d	38	0.73mi
7000 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	840	$1,709	$2.03	3d	25	0.79mi
7100 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	763	$1,790	$2.35	3d	15	0.80mi
7800 Headline Blvd NE Albuquerque, NM	2.0	1.0–2.0	961	$2,343	$2.44	3d	16	0.81mi
6441 Palomas Ave NE Albuquerque, NM	1.0	1.0–1.5	758	$2,088	$2.75	3d	2	0.92mi
6401 Academy Rd NE Albuquerque, NM	3.0	1.0–2.0	808	$1,560	$1.93	3d	16	0.97mi
5741 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	769	$1,565	$2.03	3d	17	1.01mi
6500 Martin Ct NE Albuquerque, NM	3.0	2.0	1376	$2,850	$2.07	43d	1	1.05mi
5828 Elmwood Dr NE Albuquerque, NM	2.0	2.0	1236	$1,790	$1.45	23d	1	1.11mi
5800 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	820	$1,555	$1.90	3d	23	1.20mi
4949 San Pedro Dr NE Albuquerque, NM	1.0–2.0	1.0–2.0	900	$1,495	$1.66	3d	9	1.35mi
5324 San Mateo Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	748	$1,691	$2.26	3d	27	1.41mi

Listing history 7 events

1. 2026-06-18
   days on market $99,000 Active 9 DOM
2. 2026-06-17
   days on market $99,000 Active 8 DOM
3. 2026-06-16
   days on market $99,000 Active 7 DOM
4. 2026-06-15
   days on market $99,000 Active 6 DOM
5. 2026-06-13
   days on market $99,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $99,000 Active 1 DOM

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 3 d/yr ≥95°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,364
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$2,880
• Taxable income: $8,380
• Est. tax owed @ 24.0%: −$2,011
• After-tax cash flow: $7,446/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 fully updated 1,248 sq. ft. home in Albuquerque Meadows 55+ community is move-in ready with new cabinetry, countertops, and HVAC system, and fresh paint throughout. Minor exterior landscaping and painting would further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value.
• Both Landscaping — Improves curb appeal and rental value.
• Rental Replace air filters — Ensures optimal HVAC performance and comfort.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value. ↑
• Both Landscaping — Improves curb appeal and rental value. ↑
• Rental Replace air filters — Ensures optimal HVAC performance and comfort. ↑

ⓘ 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): 39,324
• Household income: $58,900
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 2187.0

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: White 47% Hispanic / Latino 36% Two or more races 17% Native American 9% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 84% English-only · Spanish 11% Other Indo-European 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: ▼ -303.11%
• Current HPI: 250.5034
• Rent YoY: ▼ -0.97%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-07 Listed $99,000 Southwest MLS