2910 Parklane Dr · Bosque Farms, NM 87031

$245,000

3 bd · 2.0 ba · 1,600 sqft · Other · 76 Days on market

Built 1985 0.50 ac lot $153/sqft · 10% below area Est $273k · 10% under

---

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 +17.7/30.0
• ARV discount +12.1/15.0
• DSCR +5.5/10.0
• Rent growth +5.0/5.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Serene property in the heart of Bosque Farms. Single wide with additions on a half acre. Home has been updated with a New Roof, New AC/furnace & Duct work, New siding, New Gutters & Downspouts, Exterior & Interior paint and New windows are on order. Seller is in the process of having the title deactivated. Also home has possible loan approval with Directors Mortgage and a qualified buyer.

Key facts

• 0.5 acre lot
• Built 1985
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (13.4% below list).
• Recommended offer: $205k (16.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#11 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: schools F, amenities F, commute F.
• Los Lunas Public Schools (suburban): math 20% / reading 34% proficiency, ranked #34 of 95 in NM (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+33.2%/yr); 567 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 303 units permitted in Valencia County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($61k/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 $7k of value loss. Plan a longer hold.
• Valencia County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,805 (16.4% 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 76 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $273,173
• List price: $245,000
• Delta: -10.31%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.38×
• Total profit: $-42,816
• Equity at exit: $36,530

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-4,246
• Equity at exit: $21,183

Cash invested: $68,600 (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 87031

• Home prices YoY: -29.8%
• Rents YoY: 33.2%
• Active inventory: 567
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,122 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$91 /mo · $1,086/yr
• Insurance: −$102
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-228

Break-even live

Break-even rent $2,410

Max offer price $204,805

Occupancy floor —

Sensitivity live

Price	-10% $-89	-5% $-158	+0% $-228	+5% $-297	+10% $-366
Rent	-10% $-395	-5% $-311	+0% $-228	+5% $-144	+10% $-60
Rate	-1.0pp $-104	-0.5pp $-165	base $-228	+0.5pp $-291	+1.0pp $-356

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
58 Valencia Rd Peralta, NM	3.0	2.0	1200	$2,000	$1.67	3d	1	1.36mi

Listing history 23 events

1. 2026-06-22
   days on market $245,000 Active 76 DOM
2. 2026-06-18
   days on market $245,000 Active 73 DOM
3. 2026-06-17
   days on market $245,000 Active 72 DOM
4. 2026-06-16
   days on market $245,000 Active 71 DOM
5. 2026-06-15
   days on market $245,000 Active 70 DOM
6. 2026-06-13
   days on market $245,000 Active 68 DOM
7. 2026-06-10
   days on market $245,000 Active 65 DOM
8. 2026-06-09
   days on market $245,000 Active 64 DOM
9. 2026-06-08
   days on market $245,000 Active 63 DOM
10. 2026-06-07
    days on market $245,000 Active 62 DOM
11. 2026-06-05
    remarks 243-char remark
12. 2026-06-05
    days on market $245,000 Active 59 DOM
13. 2026-06-03
    days on market $245,000 Active 58 DOM
14. 2026-06-02
    days on market $245,000 Active 57 DOM
15. 2026-06-01
    days on market $245,000 Active 56 DOM
16. 2026-05-31
    days on market $245,000 Active 55 DOM
17. 2026-04-06
    listed $250,000 Active 409-char remark

    Show marketing remark (409 chars)

    Serene property in the heart of Bosque Farms. Single wide with additions on a half acre. Home has been updated with a New Roof, New AC/furnace & Duct work, New siding, New Gutters & Downspouts, Exterior & Interior paint and New windows are on order. Seller is in the process of having the title deactivated. Also home has possible loan approval with Directors Mortgage and a qualified buyer.

18. 2016-10-03
    soldstatus
19. 2016-08-22
    historical
20. 2016-08-22
    historical
21. 2016-06-26
    listed $75,000 Active
22. 2016-05-16
    listed $75,000 Active
23. 2013-01-11
    soldstatus

ⓘ 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: $1,086 · $91/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$874/yr (+$73/mo · 80.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,464
• − Mortgage interest: −$13,724
• − Property taxes: −$1,086
• − Insurance: −$6,344
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$7,127
• Taxable loss: −$6,891
• Est. tax savings @ 24.0%: +$1,654
• After-tax cash flow: $-1,077/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: Los Lunas Public Schools
• NCES district ID: 3501680
• Math proficiency: 20% —
• Reading proficiency: 34% —
• Median HH income: $44,438
• Composite: 26.11/100
• National rank: #12724
• State rank: #34 of 95 in NM

Livability — Bosque Farms

• Score: 72/100
• State rank: #11
• US rank: #6093

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B- Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bosque Farms, NM
• County: Valencia County · 68,779 people
• Metro: Albuquerque, NM
• Population (ZIP): 47,514
• Household income: $60,902
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 602.0

Population outlook (Valencia County) Hauer SSP2

• Today (2025): 73,788 people
• By 2030: 72,101 · -2.3%
• By 2040: 67,930 · -7.9%
• By 2050: 63,191 · -14.4%
• By 2075: 53,644 · -27.3%
• By 2100: 40,882 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 29% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Serbian 1% Russian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 27%

Political lean MEDSL · Valencia

• 2024 margin: R (+16.4) · D 40.9% · R 57.3% · Other 1.8%
• 2008→2024 swing: -24.1pp toward R · 2008: 7.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+9.6 2016: R+8.7 2012: D+2.5 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.17%
• Current HPI: 201.0508
• Rent YoY: ▲ 33.16%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

7 events — show timeline

• 2026-04-06 Listed $250,000 Southwest MLS
• 2016-10-03 Sold (Public Records) — Public Records
• 2016-08-22 Delisted — Southwest MLS
• 2016-08-22 Delisted — Southwest MLS
• 2016-06-26 Listed $75,000 Southwest MLS
• 2016-05-16 Listed $75,000 Southwest MLS
• 2013-01-11 Sold (Public Records) — Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,086 · +26.8% YoY. Source: county tax records.