1712 Hudson River Rd NE · Rio Rancho, NM 87144

$339,000

3 bd · 2.0 ba · 2,237 sqft · SingleFamily public records · 19 Days on market

Built 1989 0.25 ac lot Est $456k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Bank Owned 60k Below Market Value! Great Location/neighborhood in North Rio Rancho Rivers Edge 4 bedroom, 2.5-bath home offers comfortable living with a spacious Kitchen area & sunroom that provides the perfect place to entertain, & enjoy the stunning New Mexico sunsets. Situated on a spacious . 25-acre lot, the property features excellent views of the Sandia Mountains the desirable location offers convenient access to shopping, dining, parks, and schools. Roof will need to be replaced, no gas meter, no electric needs some work/updating Selling As is. CASH or Conventional financing only due to condition.

Key facts

• Excellent views
• Convenient access
• Sunroom

Tags

• SPACIOUS KITCHEN AREA
• SUNROOM
• EXCELLENT VIEWS
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Attached garage with automatic opener; 2 garage spaces
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available
• Home design: 2-story home; Pitched roof; Faces west; Resale property; Frame construction
• Construction: Frame construction; Pitched roof
• Exterior features: Private yard; Privacy wall; Landscaped lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Double-pane, insulated windows; Ceiling fans; Main level primary bedroom
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (30.0% below list).
• Recommended offer: $237k (30.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: 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.
• Zoned schools: Enchanted Hills Elementary (723 students, 15% FRL); Mountain View Middle (937 students, 14% FRL); Cleveland High School (math 46% / reading 70%, grade C, #32 of 110 statewide, top 28%, 2,631 students, 18% FRL) — zoned schools average 15% FRL vs 36% district-wide (21 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 1325 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).
• This rent runs 30% of the median local income ($95k/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 $10k 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

• It's been on market 19 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,185 (30.0% 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: 0.70% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $456,348
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6755 Wolf Creek Ct NE	0.19mi	4/2.0 (+1)	2,358 (+5%)	1mo	$480,000	$204	76
6767 Lazy River Ct NE	0.28mi	2/2.0 (-1)	2,138 (-4%)	7mo	$454,200	$212	69
6282 Roadrunner Loop NE	0.60mi	3/2.0	2,143 (-4%)	5mo	$375,000	$175	60
1833 Clearwater Loop NE	0.25mi	3/2.0	1,942 (-13%)	8mo	$385,000	$198	60
2143 Rivers Edge Dr NE	0.61mi	3/2.0	1,996 (-11%)	6mo	$449,000	$225	48
2028 Clearwater Loop NE	0.57mi	4/2.0 (+1)	2,016 (-10%)	6mo	$398,000	$197	47
1541 Monterrey Rd NE	0.75mi	3/3.0	2,504 (+12%)	17mo	$675,000	$270	27

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-57,154
• Equity at exit: $50,546

10-year hold

• IRR: -3.1%
• Equity multiple: 0.76×
• Total profit: $-22,638
• Equity at exit: $29,311

Cash invested: $94,920 (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: 1325
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-184

Break-even live

Break-even rent $2,604

Max offer price $306,542

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-88	+0% $-184	+5% $-280	+10% $-376
Rent	-10% $-371	-5% $-277	+0% $-184	+5% $-90	+10% $4
Rate	-1.0pp $-13	-0.5pp $-98	base $-184	+0.5pp $-272	+1.0pp $-361

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2059 Columbia Ct NE Rio Rancho, NM	4.0	2.5	1887	$2,300	$1.22	45d	1	0.45mi
1416 Monterrey Rd NE Rio Rancho, NM	3.0	2.0	2212	$2,600	$1.18	17d	1	0.88mi

Listing history 14 events

1. 2026-06-21
   days on market $339,000 Active 19 DOM
2. 2026-06-18
   days on market $339,000 Active 16 DOM
3. 2026-06-17
   days on market $339,000 Active 15 DOM
4. 2026-06-16
   days on market $339,000 Active 14 DOM
5. 2026-06-15
   days on market $339,000 Active 13 DOM
6. 2026-06-13
   pricedays on market $339,000 Active 11 DOM
7. 2026-06-13
   days on market $349,000 Active 10 DOM
8. 2026-06-10
   days on market $349,000 Active 8 DOM
9. 2026-06-09
   days on market $349,000 Active 7 DOM
10. 2026-06-08
    days on market $349,000 Active 6 DOM
11. 2026-06-07
    remarks 614-char remark
12. 2026-06-07
    days on market $349,000 Active 5 DOM
13. 2026-06-03
    remarks 554-char remark
14. 2026-06-03
    listed $349,000 Active 1 DOM

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

Tax reassessment forecast NM · Resets to sale price

• Current annual tax: $1,662 · $138/mo
• Projected year-2 tax: $2,712 · $226/mo
• Expected delta: +$1,050/yr (+$88/mo · 63.2%)

ⓘ 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 5/10 Major 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: $28,462
• − Mortgage interest: −$18,989
• − Property taxes: −$1,662
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − Depreciation: −$9,862
• Taxable loss: −$8,300
• Est. tax savings @ 24.0%: +$1,992
• After-tax cash flow: $-213/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

1 event — show timeline

• 2026-06-01 Listed $349,000 Southwest MLS

Property tax history

-0.8%/yr

Latest (2024): $1,662 · -0.4% YoY. Source: county tax records.