7443 Snowy Egret Pl NW · Albuquerque, NM 87114

$290,000

4 bd · 2.0 ba · 1,459 sqft · Other public records · 23 Days on market

Built 2004 5,184 sqft lot $25/mo HOA · 1% of rent

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Pls Read LOSO Sparkling clean and ready for your personal touches. One-owner, single-story Pulte at Pinon Point in Ventana Ranch! Inside, you'll find an open floor plan with vaulted ceilings and ceiling fans. In the kitchen there is plenty natural light and lots of cabinet space. Walk straight out to the backyard and enjoy your morning coffee or in the evening, flip some burgers with your friends. This property is not far from the park. No PID and access to the COMMUNITY POOL. Home needs flooring and a little TLC. Priced accordingly. . Inspection report is attached to the listing. With a strong offer the seller will replace the roof. No other repairs will be made. Come check it out and see

Key facts

• Open floor plan
• Community pool
• Backyard

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• COMMUNITY POOL
• LOTS OF CABINET SPACE
• BACKYARD

Property features AI

Finance

• HOA & community: Homeowners association with a $75 quarterly fee; HOA covers common areas and community pool

Exterior

• Parking: Attached garage with automatic door; 2 garage spaces
• Utilities: Cable available; Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story home; Faces south; Resale property
• Construction: Frame and stucco construction; Pitched shingle roof; Built by Pulte
• Exterior features: Private yard; Covered patio; Wall fencing; Xeriscape landscaping; Community pool

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Main level primary bedroom
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Evaporative cooling
• Interior features: Ceiling fan(s); Pantry; Walk-in closet(s); Wheelchair access; Double pane insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup; Dryer (included)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-55 ($-662/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (3.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (20.9% below list).
• Recommended offer: $229k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% 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: 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.
• Zoned schools: Ventana Ranch Elementary (641 students, 37% FRL); Tony Hillerman Middle School (1,035 students, 30% FRL); Volcano Vista High (math 47% / reading 77%, grade B-, #26 of 110 statewide, top 23%, 2,216 students, 24% FRL) — zoned schools average 31% FRL vs 60% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents soft (-2.5%/yr); 347 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 33% of the median local income ($84k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,417 (20.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.79% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-57,278
• Equity at exit: $43,240

10-year hold

• IRR: -22.3%
• Equity multiple: 0.01×
• Total profit: $-80,583
• 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 87114

• Rents YoY: -2.5%
• Active inventory: 347
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,294 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$201 /mo · $2,411/yr
• Insurance: −$121
• HOA: −$25
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-55

Break-even live

Break-even rent $2,364

Max offer price $280,257

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $27	+0% $-55	+5% $-137	+10% $-219
Rent	-10% $-236	-5% $-146	+0% $-55	+5% $35	+10% $126
Rate	-1.0pp $91	-0.5pp $19	base $-55	+0.5pp $-130	+1.0pp $-207

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 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7520 Button Quail Ave NW Albuquerque, NM	4.0	2.0	1473	$2,295	$1.56	14d	1	0.26mi
6905 Brindisi Pl NW Albuquerque, NM	3.0	2.0	1524	$1,995	$1.31	0d	1	0.47mi
7605 Kentwood Ave NW Albuquerque, NM	3.0	2.0	1700	$1,995	$1.17	23d	1	0.61mi
7109 Acton Ct NW Albuquerque, NM	3.0	2.0	1500	$2,095	$1.40	46d	1	0.66mi
6619 Binbrook Rd NW Albuquerque, NM	3.0	2.0	1800	$2,299	$1.28	46d	1	0.74mi
6512 Los Pueblos Pl NW Albuquerque, NM	3.0	2.5	1865	$2,350	$1.26	16d	1	0.89mi
7682 Woodmont Ave NW Albuquerque, NM	2.0–4.0	2.0–2.5	1690	$3,763	$2.23	0d	35	1.11mi
10439 Calle Acanta NW Albuquerque, NM	3.0	2.0	1600	$2,100	$1.31	25d	1	1.16mi
10540 Calle Merida NW Albuquerque, NM	3.0	2.0	1250	$1,900	$1.52	0d	1	1.29mi
6700 Cantata St NW Albuquerque, NM	1.0–3.0	1.0–2.0	1055	$2,140	$2.03	0d	16	1.40mi
10915 Topacio St NW Albuquerque, NM	3.0	2.0	1555	$2,095	$1.35	5d	1	1.47mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: pool

Listing history 13 events

1. 2026-06-16
   status $290,000 Pending 23 DOM
2. 2026-06-15
   days on market $290,000 Active 23 DOM
3. 2026-06-13
   pricedays on market $290,000 Active 21 DOM
4. 2026-06-10
   days on market $309,500 Active 18 DOM
5. 2026-06-09
   days on market $309,500 Active 17 DOM
6. 2026-06-08
   days on market $309,500 Active 16 DOM
7. 2026-06-07
   days on market $309,500 Active 15 DOM
8. 2026-06-05
   days on market $309,500 Active 12 DOM
9. 2026-06-03
   days on market $309,500 Active 11 DOM
10. 2026-06-02
    days on market $309,500 Active 10 DOM
11. 2026-06-01
    days on market $309,500 Active 9 DOM
12. 2026-05-31
    days on market $309,500 Active 8 DOM
13. 2026-05-23
    listed $309,500 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: $2,411 · $201/mo
• Projected year-2 tax: $2,411 · $201/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,530
• − Mortgage interest: −$16,245
• − Property taxes: −$2,411
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − HOA: −$300
• − Depreciation: −$8,436
• Taxable loss: −$5,717
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $710/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: 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): 70,117
• Household income: $84,277
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 2293.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 46% White 40% Two or more races 21% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 83% English-only · Spanish 13% 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: ▼ -227.99%
• Current HPI: 232.3689
• Rent YoY: ▼ -2.45%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-23 Listed $309,500 Southwest MLS

Property tax history

+2.7%/yr

Latest (2025): $2,411 · +3.2% YoY. Source: county tax records.