3419 10th Ave NW · Rio Rancho Estates, NM 87124

$175,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 45 Days on market

Built 1998 Fair condition 1.00 ac lot Est $175k · at est. ↓ 10% since listing

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.4/15.0
• 1% rule +6.4/10.0
• Schools +5.2/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This double-wide manufactured home sits on a spacious 1-acre lot in Rio Rancho and offers a great opportunity for homeowners or investors alike. The home is set on a permanent foundation and provides a comfortable layout with plenty of space inside and out. The full acre offers room for additional improvements, outdoor living, storage, or future projects, giving the property flexibility and long-term potential. Owner financing available, making this an accessible purchase option and a strong investment opportunity in a growing area of Rio Rancho.

Key facts

• Long term potential
• Permanent foundation
• 1 acre lot

Tags

• 1 ACRE LOT
• PERMANENT FOUNDATION
• OUTDOOR LIVING
• LONG TERM POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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 (+3.1%/yr); 837 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 45 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.09%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3419 10th Ave NW	0.00mi	3/2.0	1,120 (0%)	1mo	$175,000	$156	99

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-4,427
• Equity at exit: $26,093

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $27,783
• Equity at exit: $15,131

Cash invested: $49,000 (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 87124

• Rents YoY: 3.1%
• Active inventory: 837
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $371

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 76%

Sensitivity live

Price	-10% $492	-5% $432	+0% $371	+5% $311	+10% $250
Rent	-10% $213	-5% $292	+0% $371	+5% $450	+10% $529
Rate	-1.0pp $459	-0.5pp $416	base $371	+0.5pp $326	+1.0pp $280

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-27
   status Pending
2. 2026-04-11
   price $175,000
3. 2026-03-31
   status Active
4. 2026-03-23
   historical
5. 2026-03-03
   listed $195,000 Active

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

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 ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,008
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$5,091
• Taxable income: $1,773
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $4,028/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 · 13 photos

Fair 45/100 Moderate rehab

This double-wide manufactured home requires significant repairs and maintenance, including a new roof, siding, flooring, and interior repairs. Improvements in these areas would significantly increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image shows significant damage to the roof.
• Major exterior siding — The exterior siding is weathered and peeling, indicating significant damage.
• Major flooring — The flooring in the living room and kitchen is worn and damaged.
• Major interior walls/paint — The interior walls are chipped and worn, indicating significant damage.
• Major bathrooms — The bathrooms are cluttered and in need of cleaning.
• Major HVAC system — The HVAC system appears old and may need maintenance or replacement.
• Major landscaping — The landscaping is minimal and the property lacks curb appeal, with debris scattered around the property.

Value-add opportunities

• Both New roof and siding — A new roof and siding would significantly improve the home's appearance and increase its value.
• Both Flooring replacement — Replacing the worn flooring would improve the home's appearance and increase its value.
• Both Interior paint and repairs — Painting the interior walls and repairing the damage would improve the home's appearance and increase its value.
• Both Bathroom cleaning and organization — Cleaning and organizing the bathrooms would improve the home's appearance and increase its value.
• Both HVAC maintenance or replacement — Maintaining or replacing the HVAC system would improve the home's comfort and increase its value.
• Both Landscaping and curb appeal improvements — Landscaping and curb appeal improvements would improve the home's appearance and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows significant damage to the roof.	Major	$15,000–50,000
exterior siding · The exterior siding is weathered and peeling, indicating significant damage.	Major	$15,000–50,000
flooring · The flooring in the living room and kitchen is worn and damaged.	Major	$15,000–50,000
interior walls/paint · The interior walls are chipped and worn, indicating significant damage.	Major	$15,000–50,000
bathrooms · The bathrooms are cluttered and in need of cleaning.	Major	$15,000–50,000
HVAC system · The HVAC system appears old and may need maintenance or replacement.	Major	$15,000–50,000
landscaping · The landscaping is minimal and the property lacks curb appeal, with debris scattered around the property.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New roof and siding — A new roof and siding would significantly improve the home's appearance and increase its value. ↑
• Both Flooring replacement — Replacing the worn flooring would improve the home's appearance and increase its value. ↑
• Both Interior paint and repairs — Painting the interior walls and repairing the damage would improve the home's appearance and increase its value. ↑
• Both Bathroom cleaning and organization — Cleaning and organizing the bathrooms would improve the home's appearance and increase its value. ↑
• Both HVAC maintenance or replacement — Maintaining or replacing the HVAC system would improve the home's comfort and increase its value. ↑
• Both Landscaping and curb appeal improvements — Landscaping and curb appeal improvements would improve the home's appearance and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 Estates

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rio Rancho Estates, NM
• County: Sandoval County · 110,336 people
• City population: 58,402
• Metro: Albuquerque, NM
• Population (ZIP): 58,499
• Household income: $86,555
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 1027.0

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 47% Hispanic / Latino 41% Two or more races 18% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 24% Puerto Rican 2%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 84% English-only · Spanish 12% Vietnamese 1%

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: ▼ -303.50%
• Current HPI: 219.8377
• Rent YoY: ▲ 3.13%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-10.3% since first listed

5 events — show timeline

• 2026-04-27 Pending — Southwest MLS
• 2026-04-11 Price Changed $175,000 Southwest MLS
• 2026-03-31 Relisted — Southwest MLS
• 2026-03-23 Delisted — Southwest MLS
• 2026-03-03 Listed $195,000 Southwest MLS