6948 Angela Dr NE · Rio Rancho, NM 87144

$290,000

3 bd · 2.0 ba · 1,129 sqft · SingleFamily public records · 8 Days on market

Built 2002 4,792 sqft lot Est $274k · 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 +10.7/30.0
• Schools +5.2/10.0
• ARV discount +4.9/15.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Meet 6948 Angela Dr NE, recently updated with a new roof and fresh interior paint throughout. The kitchen includes all stainless steel appliances, and a partial flooring replacement complements the overall refreshed interior. The primary bathroom features double sinks. Outside, a functional patio extends to a fenced in backyard. This residence is a blend of modern updates and practical comfort, ready for you. . Included 100-Day Home Warranty with buyer activation

Key facts

• Double sinks
• Functional patio
• Fresh interior paint

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• STAINLESS STEEL APPLIANCES
• PARTIAL FLOORING REPLACEMENT
• DOUBLE SINKS
• FUNCTIONAL PATIO

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story; Faces north
• Construction: Built by Longford; Frame, stucco, and rock exterior; Composition roof
• Exterior features: Back yard fencing; Lot approximately 0.11 acres; Zoned R-1; Resale condition

Interior

• Kitchen: Dishwasher; Microwave
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Main level primary bedroom; Metal 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 $290k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (28.6% below list).
• Recommended offer: $207k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $207,056 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.71% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $274,347
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4705 Trenton Hills Dr NE	0.47mi	3/2.0	1,130 (+0%)	1mo	$318,000	$281	77
6924 Angela Dr NE	0.05mi	3/2.0	1,170 (+4%)	19mo	$250,000	$214	76
6904 Glen Hills Dr NE	0.17mi	3/2.0	1,281 (+14%)	7mo	$295,000	$230	63
7019 Clark Hills Dr NE	0.19mi	3/2.0	1,254 (+11%)	21mo	$315,000	$251	55
7160 Labrador Dr NE	0.54mi	3/2.0	1,152 (+2%)	21mo	$279,900	$243	54
7005 Christopher Ct NE	0.63mi	3/2.0	1,267 (+12%)	1mo	$275,000	$217	49

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: -16.0%
• Equity multiple: 0.41×
• Total profit: $-47,542
• Equity at exit: $43,240

10-year hold

• IRR: -2.5%
• Equity multiple: 0.80×
• Total profit: $-15,891
• Equity at exit: $25,074

Cash invested: $81,200 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-139

Break-even live

Break-even rent $2,246

Max offer price $265,488

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.87mi
4401 Safelite Blvd NE Rio Rancho, NM	1.0–3.0	1.0–2.0	900	$1,810	$2.01	43d	4	0.87mi

Listing history 9 events

1. 2026-06-18
   days on market $290,000 Active 8 DOM
2. 2026-06-17
   days on market $290,000 Active 7 DOM
3. 2026-06-16
   status $290,000 Active 6 DOM
4. 2026-06-13
   statusdays on market $290,000 Pending 6 DOM
5. 2026-06-10
   days on market $290,000 Active 5 DOM
6. 2026-06-09
   days on market $290,000 Active 4 DOM
7. 2026-06-08
   days on market $290,000 Active 3 DOM
8. 2026-06-07
   remarks 467-char remark
9. 2026-06-07
   listed $290,000 Active 2 DOM

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $2,320 · $193/mo
• Expected delta: +$726/yr (+$60/mo · 45.5%)

ⓘ 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: $24,847
• − Mortgage interest: −$16,245
• − Property taxes: −$1,594
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$8,436
• Taxable loss: −$6,854
• Est. tax savings @ 24.0%: +$1,645
• After-tax cash flow: $-20/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

+93.5% since first listed

5 events — show timeline

• 2026-06-05 Listed $290,000 Southwest MLS
• 2026-05-20 Sold (Public Records) — Public Records
• 2018-10-27 Delisted — Southwest MLS
• 2018-09-20 Pending — Southwest MLS
• 2018-09-14 Listed $149,900 Southwest MLS

Property tax history

+1.0%/yr

Latest (2024): $1,594 · +3.1% YoY. Source: county tax records.