4713 Country Club Ln NW Unit D-4 · Albuquerque, NM 87114

$210,000

2 bd · 2.0 ba · 1,031 sqft · Condo · 368 Days on market

Built 1972 Good condition $204/sqft · at area comps Est $221k · at est. $450/mo HOA · 27% of rent

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Why this score? — see what drove the F 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).

• ARV discount +9.7/15.0
• Schools +5.5/10.0
• Cash flow +4.1/30.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +1.9/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AGENTS - Please CALL LA prior to scheduling!! Experience the beauty of New Mexico from this stunning, fully renovated condo in Paradise View Condominiums. Enjoy breathtaking sunrises & the Balloon Fiesta from your private balcony with Sandia Mountains views. The bright & open floor plan features a spacious kitchen island, cozy living room & updated amenities - a newer TPO roof (2022), windows, refrigerated air, & modern flooring throughout. Ideal location near Rust Medical Center, shopping, dining, & just a short distance to Paradise Hills Golf Course or The office. HOA takes care of common areas, roof, stucco, A/C, heating, water, sewer, & trash, giving you peace of mind. All you have to pay is the electric bill! CALL LISTING AGENT for DETAILS!!

Key facts

• Modern flooring
• Updated amenities
• Private balcony

Tags

• PRIVATE BALCONY
• SANDIA MOUNTAINS VIEWS
• SPACIOUS KITCHEN ISLAND
• NEWER TPO ROOF
• UPDATED AMENITIES
• MODERN FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-575 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (39.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (20.1% below list).
• Recommended offer: $127k (39.6% below list) — sets the bar for cash-flow.
• Cap rate 3.0% vs local median 3.8% in Albuquerque — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Sierra Vista Elementary (448 students, 100% FRL); James Monroe Middle (689 students, 45% FRL); Cibola High (math 37% / reading 72%, grade C-, #34 of 110 statewide, top 31%, 1,762 students, 34% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-2.5%/yr); 468 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 36d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 51% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,316 units permitted in Bernalillo County in 2024 (546 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.

Negotiation context

• It's been on market 368 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $126,742 (39.6% 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. It's been on market 368 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 0.80% ✗
• Cap rate: 3.01%
• Cash-on-cash: -11.74%
• DSCR: 0.48
• GRM: 10.4

CMA / ARV

• ARV (median comp): $220,819
• List price: $210,000
• Delta: -4.90%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4717 Country Club Ln NW Unit A11	0.05mi	2/2.0	976 (-5%)	2mo	$185,000	$190	87
4709 Country Club Ln NW Unit I10	0.04mi	1/1.0 (-1)	774 (-25%)	1mo	$163,000	$211	63
4112 Rowe Ave NW	1.15mi	3/2.0 (+1)	1,031 (0%)	1mo	$300,000	$291	59
4801 Irving Blvd NW Unit 4904	0.47mi	2/2.0	1,143 (+11%)	3mo	$220,000	$192	58
10715 Hatch Dr NW	1.16mi	3/2.0 (+1)	1,031 (0%)	3mo	$286,000	$277	57
4104 Rowe Ave NW	1.17mi	3/2.0 (+1)	1,088 (+6%)	6mo	$299,000	$275	46
4801 Irving Blvd NW Unit 3603	0.45mi	3/2.5 (+1)	1,189 (+15%)	3mo	$235,000	$198	44
4921 Quail Ridge Dr NW	0.52mi	3/2.0 (+1)	1,236 (+20%)	3mo	$267,000	$216	43
9969 Stone Ct NW	0.59mi	3/2.0 (+1)	1,275 (+24%)	3mo	$315,000	$247	40
4608 Fairfax Dr NW	0.68mi	2/2.0	1,240 (+20%)	4mo	$265,000	$214	40
5608 Drake Ave NW	1.30mi	3/2.0 (+1)	1,287 (+25%)	2mo	$310,000	$241	33
10724 Chilili Dr NW	1.18mi	3/2.0 (+1)	1,200 (+16%)	2mo	$300,000	$250	33

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: -42.6%
• Equity multiple: -0.28×
• Total profit: $-75,292
• Equity at exit: $31,312

10-year hold

• IRR: —
• Equity multiple: -1.22×
• Total profit: $-130,532
• Equity at exit: $18,157

Cash invested: $58,800 (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: 468
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$450
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-575

Break-even live

Break-even rent $2,407

Max offer price $126,742

Occupancy floor —

Sensitivity live

Price	-10% $-430	-5% $-503	+0% $-575	+5% $-648	+10% $-721
Rent	-10% $-708	-5% $-642	+0% $-575	+5% $-509	+10% $-443
Rate	-1.0pp $-470	-0.5pp $-522	base $-575	+0.5pp $-630	+1.0pp $-685

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: $52,500
• Closing costs: $6,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4801 Irving Blvd NW #4304 Albuquerque, NM	2.0	2.0	1152	$1,900	$1.65	92d	1	0.51mi
4801 Irving Blvd NW #2504 Albuquerque, NM	2.0	2.0	1152	$1,690	$1.47	35d	1	0.54mi
4801 Irving Blvd NW Albuquerque, NM	2.0	2.0	1152	$1,825	$1.58	70d	2	0.55mi
10300 Golf Course Rd NW Albuquerque, NM	1.0–3.0	1.0–2.0	996	$1,698	$1.71	15d	18	0.60mi
4816 McMahon Blvd NW Albuquerque, NM	1.0–2.0	1.0–2.0	770	$1,659	$2.15	17d	4	0.64mi
9251 Eagle Ranch Rd NW Albuquerque, NM	1.0–2.0	1.0	830	$1,400	$1.69	15d	9	0.95mi
5123 Prospector Way NW Albuquerque, NM	2.0–3.0	2.0	1074	$1,620	$1.51	16d	12	0.95mi
9677 Eagle Ranch Rd NW Apt 1936 Albuquerque, NM	1.0	1.0	807	$1,455	$1.80	35d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 1813 Albuquerque, NM	1.0	1.0	807	$1,245	$1.54	41d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 2321 Albuquerque, NM	1.0	1.0	807	$1,235	$1.53	72d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 3927 Albuquerque, NM	2.0	2.0	1071	$1,505	$1.41	52d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 121 Albuquerque, NM	3.0	2.0	1368	$1,875	$1.37	41d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 1817 Albuquerque, NM	1.0	1.0	807	$1,219	$1.51	17d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 628 Albuquerque, NM	3.0	2.0	1368	$1,685	$1.23	17d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 625 Albuquerque, NM	3.0	2.0	1368	$1,875	$1.37	35d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 3028 Albuquerque, NM	3.0	2.0	1368	$1,735	$1.27	41d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 2722 Albuquerque, NM	2.0	2.0	1071	$1,505	$1.41	35d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 2712 Albuquerque, NM	2.0	2.0	1071	$1,455	$1.36	35d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 1837 Albuquerque, NM	1.0	1.0	807	$1,235	$1.53	25d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 425 Albuquerque, NM	3.0	2.0	1368	$1,695	$1.24	72d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 126 Albuquerque, NM	2.0	2.0	1071	$1,455	$1.36	41d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 227 Albuquerque, NM	2.0	2.0	1071	$1,455	$1.36	72d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 228 Albuquerque, NM	3.0	2.0	1368	$1,685	$1.23	25d	1	1.10mi
9677 Eagle Ranch Rd NW Apt 921 Albuquerque, NM	1.0	1.0	846	$1,285	$1.52	35d	1	1.10mi
9677 Eagle Ranch Rd NW Unit 2726 Albuquerque, NM	2.0	2.0	1071	$1,525	$1.42	17d	1	1.10mi
9330 Eagle Ranch Rd NW Albuquerque, NM	1.0–3.0	1.0–2.0	840	$1,875	$2.23	47d	1	1.13mi
9270 Eagle Ranch Rd NW Albuquerque, NM	1.0–3.0	1.0–2.0	1030	$1,694	$1.65	17d	17	1.16mi
9677 Eagle Ranch Rd NW Unit 3425 Albuquerque, NM	3.0	2.0	1368	$1,735	$1.27	19d	1	1.17mi
10728 Hatch Dr NW Albuquerque, NM	3.0	2.0	1044	$1,750	$1.68	27d	1	1.22mi
10615 Monte Bello Ct NW Albuquerque, NM	3.0	1.5	1070	$1,995	$1.86	16d	1	1.23mi
10615 Monte Bello Ct NW Albuquerque, NM	3.0	1.5	1070	$2,050	$1.92	52d	1	1.23mi
10615 Monte Bello Ct NW Albuquerque, NM	3.0	1.5	1070	$2,050	$1.92	52d	1	1.23mi
10728 Miera Dr NW Albuquerque, NM	3.0	2.5	1294	$2,050	$1.58	15d	1	1.25mi
10800 Golf Course Rd NW Albuquerque, NM	2.0	1.0–2.0	962	$2,250	$2.34	15d	12	1.30mi
10701 Pinon Park Ct NW Albuquerque, NM	3.0	2.0	1498	$2,100	$1.40	19d	1	1.33mi
8224 Bluffs Edge Pl NW Albuquerque, NM	3.0	2.5	1480	$2,500	$1.69	17d	1	1.43mi
10600 Cibola Loop NW Albuquerque, NM	1.0–3.0	1.0–2.0	925	$1,593	$1.72	15d	23	1.47mi

HOA detail $450/mo · $5,400/yr condo

• Likely covers: watersewertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $210,000 Active 368 DOM
2. 2026-08-07
   days on market $210,000 Active 367 DOM
3. 2026-08-06
   days on market $210,000 Active 366 DOM
4. 2026-08-05
   days on market $210,000 Active 365 DOM
5. 2026-08-04
   days on market $210,000 Active 364 DOM
6. 2026-08-03
   days on market $210,000 Active 363 DOM
7. 2026-08-01
   days on market $210,000 Active 360 DOM
8. 2026-07-30
   days on market $210,000 Active 359 DOM
9. 2026-07-30
   days on market $210,000 Active 358 DOM
10. 2026-07-28
    days on market $210,000 Active 357 DOM
11. 2026-07-26
    days on market $210,000 Active 355 DOM
12. 2026-07-24
    days on market $210,000 Active 353 DOM
13. 2026-07-23
    days on market $210,000 Active 352 DOM
14. 2026-07-22
    days on market $210,000 Active 351 DOM
15. 2026-07-21
    days on market $210,000 Active 350 DOM
16. 2026-07-20
    days on market $210,000 Active 349 DOM
17. 2026-07-18
    days on market $210,000 Active 347 DOM
18. 2026-07-18
    days on market $210,000 Active 346 DOM
19. 2026-07-16
    days on market $210,000 Active 345 DOM
20. 2026-07-15
    days on market $210,000 Active 344 DOM
21. 2026-07-14
    days on market $210,000 Active 343 DOM
22. 2026-07-13
    days on market $210,000 Active 342 DOM
23. 2026-07-13
    days on market $210,000 Active 341 DOM
24. 2026-07-11
    days on market $210,000 Active 340 DOM
25. 2026-07-10
    days on market $210,000 Active 339 DOM
26. 2026-07-09
    days on market $210,000 Active 338 DOM
27. 2026-07-07
    days on market $210,000 Active 336 DOM
28. 2026-07-06
    days on market $210,000 Active 335 DOM
29. 2026-07-05
    days on market $210,000 Active 334 DOM
30. 2026-07-03
    days on market $210,000 Active 332 DOM
31. 2026-07-02
    days on market $210,000 Active 331 DOM
32. 2026-07-01
    days on market $210,000 Active 330 DOM
33. 2026-06-30
    days on market $210,000 Active 329 DOM
34. 2026-06-29
    days on market $210,000 Active 328 DOM
35. 2026-06-28
    days on market $210,000 Active 327 DOM
36. 2026-06-27
    days on market $210,000 Active 326 DOM
37. 2026-06-27
    days on market $210,000 Active 325 DOM
38. 2026-06-25
    days on market $210,000 Active 323 DOM
39. 2026-06-22
    days on market $210,000 Active 321 DOM
40. 2026-06-22
    days on market $210,000 Active 320 DOM
41. 2026-06-18
    days on market $210,000 Active 317 DOM
42. 2026-06-17
    days on market $210,000 Active 316 DOM
43. 2026-06-16
    days on market $210,000 Active 315 DOM
44. 2026-06-15
    days on market $210,000 Active 314 DOM
45. 2026-06-13
    days on market $210,000 Active 312 DOM
46. 2026-06-10
    days on market $210,000 Active 309 DOM
47. 2026-06-09
    days on market $210,000 Active 308 DOM
48. 2026-06-08
    days on market $210,000 Active 307 DOM
49. 2026-06-07
    days on market $210,000 Active 306 DOM
50. 2026-06-05
    days on market $210,000 Active 303 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,140
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − HOA: −$5,400
• − Depreciation: −$6,109
• Taxable loss: −$10,555
• Est. tax savings @ 24.0%: +$2,533
• After-tax cash flow: $-4,371/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $5,155–$15,465 screening

This fully renovated condo in Paradise View Condominiums offers a bright and open floor plan with modern updates, including a new TPO roof, windows, and flooring. Ideal location near Rust Medical Center, shopping, dining, and just a short distance to Paradise Hills Golf Course or The office. HOA takes care of common areas, roof, stucco, A/C, heating, water, sewer, & trash.

Value-add opportunities

• Both Painting the exterior stucco — Enhances curb appeal and can increase property value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase property value. ↑
• Both New flooring in bathrooms — Can increase both resale and rental value by making the space more modern and appealing. ↑
• Both New lighting fixtures in the kitchen and bathrooms — Can increase both resale and rental value by making the space more modern and appealing. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Desert Willow Family School Middle James Monroe Middle High Cibola High C- NM #34/110 Nat'l #4,461/17,239

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

B Composite livability gradescore 72/100

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

• County: Bernalillo County · 704,528 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: 11% of renters

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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%

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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%

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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

3 events — show timeline

• 2025-09-29 Relisted — Southwest MLS
• 2025-09-09 Pending — Southwest MLS
• 2025-07-15 Listed $210,000 Southwest MLS