1708 Silver Sky Dr SW · Albuquerque, NM 87121

$270,000

4 bd · 2.0 ba · 1,352 sqft · Other public records · 13 Days on market

Built 2000 4,182 sqft lot $200/sqft · 5% below area Est $285k · 5% 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).

• Cash flow +13.4/30.0
• ARV discount +9.9/15.0
• Schools +5.3/10.0
• DSCR +4.0/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Updated 4 bedroom Home with NEW Kitchen cabinets, custom tile backsplash, tile flooring, New Windows and fresh interior and exterior paint. This property also has a Spacious backyard with possible Backyard access. Seller has worked hard in getting this home ready for its next owner. Bring your buyers and lets get this one under contract!

Key facts

• Spacious backyard
• Backyard access
• New kitchen cabinets

Tags

• NEW KITCHEN CABINETS
• CUSTOM TILE BACKSPLASH
• TILE FLOORING
• NEW WINDOWS
• SPACIOUS BACKYARD
• BACKYARD ACCESS

Property features AI

Exterior

• Utilities: Cable available; Electricity connected; Natural gas connected; Public water; Public sewer connected
• Home design: Single-story home; Faces west; Resale property
• Construction: Modular/prefab construction; Metal siding; Pitched shingle roof; Permanent foundation; Built by CAVCO; Model: CAVCO; Mobile dimensions approximately 52' x 27'
• Exterior features: Private yard; Open patio; Storage structure; Back yard fencing; Landscaped lot

Interior

• Kitchen: Free-standing gas range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (forced air); Evaporative cooling
• Interior features: Ceiling fan(s); Cathedral ceilings; Main-level primary bedroom; Walk-in closet(s); Double-pane, insulated windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $270k.

Deal economics

• At list price, monthly cash flow is $4 ($46/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (23.3% below list).
• Recommended offer: $207k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Maryann Binford Elementary (483 students, 100% FRL); Truman Middle (671 students, 100% FRL); Nex Gen Academy (math 70% / reading 90%, grade A, #3 of 110 statewide, top 5%, 237 students, 20% FRL).
• Zoned-school proficiency averages 80% at this address vs 63% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Albuquerque Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.9%/yr); 268 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 41% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $80k; list at $270k implies a 238% gain — meaningful room to come down on a strong offer.

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 $207,042 (23.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (median comp): $285,000
• List price: $270,000
• Delta: -5.26%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-49,685
• Equity at exit: $40,258

10-year hold

• IRR: -18.6%
• Equity multiple: 0.12×
• Total profit: $-66,854
• Equity at exit: $23,345

Cash invested: $75,600 (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 87121

• Home prices YoY: -19.4%
• Rents YoY: -1.9%
• Active inventory: 268
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,070 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $4

Break-even live

Break-even rent $2,066

Max offer price $270,000

Occupancy floor 95%

Sensitivity live

Price	-10% $157	-5% $80	+0% $4	+5% $-73	+10% $-149
Rent	-10% $-160	-5% $-78	+0% $4	+5% $86	+10% $167
Rate	-1.0pp $140	-0.5pp $73	base $4	+0.5pp $-66	+1.0pp $-137

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Diamond Mesa Trl SW Albuquerque, NM	1.0–4.0	1.0–2.5	1176	$2,664	$2.27	5d	26	0.44mi
1604 Corriz Dr SW Albuquerque, NM	3.0	2.0	1175	$1,925	$1.64	45d	1	0.52mi
8401 Winter Sage Rd SW Albuquerque, NM	3.0	2.0	1350	$1,900	$1.41	45d	1	0.55mi
1212 Mimbres St SW Albuquerque, NM	3.0	1.5	1134	$1,050	$0.93	23d	1	0.56mi
1312 Quartz Dr SW Albuquerque, NM	4.0	2.0	1456	$2,098	$1.44	16d	1	0.78mi
2763 Butch Cassidy Dr SW Albuquerque, NM	3.0	2.0	1350	$2,000	$1.48	16d	1	0.82mi
1521 Del Monte Trl SW Albuquerque, NM	3.0	2.0	1532	$1,700	$1.11	16d	1	1.06mi
1521 Del Monte Trl SW Albuquerque, NM	3.0	2.0	1532	$1,700	$1.11	21d	1	1.06mi
10804 Four Mile Rd SW Albuquerque, NM	3.0	2.0	1470	$1,925	$1.31	21d	1	1.11mi
728 Nicklaus Dr SW Albuquerque, NM	3.0	2.0	1425	$1,800	$1.26	46d	1	1.17mi
10656 Aspiration Ln SW Albuquerque, NM	3.0	2.0	1586	$2,350	$1.48	45d	1	1.22mi
2946 Payton Trl SW Albuquerque, NM	3.0	2.5	1573	$2,100	$1.34	5d	1	1.36mi

Listing history 7 events

1. 2026-05-14
   status Pending 339-char remark
2. 2026-05-01
   listed $270,000 Active 339-char remark
3. 2025-11-18
   soldstatus
4. 2025-11-18
   soldstatus
5. 2023-04-13
   price $217,500
6. 2010-11-29
   soldstatus $80,000
7. 2001-03-13
   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: $1,240 · $103/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: +$920/yr (+$77/mo · 74.2%)

ⓘ 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 ≥95°F today · 18 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: $24,845
• − Mortgage interest: −$15,124
• − Property taxes: −$1,240
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$7,855
• Taxable loss: −$4,699
• Est. tax savings @ 24.0%: +$1,128
• After-tax cash flow: $1,174/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): 75,510
• Household income: $60,796
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 1617.0

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: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 32% White 9% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 44% Tagalog/Filipino 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: ▼ -62.80%
• Current HPI: 261.8123
• Rent YoY: ▼ -1.86%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+237.5% since first listed

7 events — show timeline

• 2026-05-14 Pending — Southwest MLS
• 2026-05-01 Listed $270,000 Southwest MLS
• 2025-11-18 Sold (Public Records) — Public Records
• 2025-11-18 Sold (Public Records) — Public Records
• 2023-04-13 Price Changed $217,500 Southwest MLS
• 2010-11-29 Sold (Public Records) $80,000 Public Records
• 2001-03-13 Sold (Public Records) — Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,240 · +3.2% YoY. Source: county tax records.