308 52nd St SW · Albuquerque, NM 87105

$205,000

3 bd · 1.0 ba · 1,064 sqft · Other public records · 1 Days on market

Built 1955 6,882 sqft lot

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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).

• Cash flow +8.1/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Recently refurbished. This 3 bedrooms has new vinyl flooring, newer water heater, newer cooling unit, newer furnace, newer windows, recently painted and roof is approximately 6 years old. Kitchen and bathrooms have been updated as well. Lot offers backyard access. Home is close to shopping and restaurants. Make your appointment today!

Key facts

• Newer furnace
• Newer water heater
• Newer windows

Tags

• NEW VINYL FLOORING
• NEWER WATER HEATER
• NEWER COOLING UNIT
• NEWER FURNACE
• NEWER WINDOWS
• RECENTLY PAINTED

Property features AI

Exterior

• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story home; Faces west; Resale property
• Construction: Frame construction; Flat roof; Concrete perimeter foundation; Built by unknown builder
• Exterior features: Private yard

Interior

• Kitchen: Free-standing electric range; Microwave
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Built-in bookcases; Main-level primary bedroom; Double pane, insulated windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (35.3% below list).
• Recommended offer: $133k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Alamosa Elementary (376 students, 100% FRL); Truman Middle (671 students, 100% FRL); West Mesa High (math 30% / reading 50%, grade F, #61 of 110 statewide, top 61%, 1,799 students, 100% FRL) — zoned schools average 100% FRL vs 60% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 63% district-wide (-23 pts) — the specific schools serving this property underperform the Albuquerque Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 166 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $132,546 (35.3% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.65% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -23.3%
• Equity multiple: 0.20×
• Total profit: $-45,841
• Equity at exit: $30,566

10-year hold

• IRR: -18.1%
• Equity multiple: 0.02×
• Total profit: $-56,410
• Equity at exit: $17,725

Cash invested: $57,400 (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 87105

• Active inventory: 166
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,325 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$83 /mo · $1,002/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $-197

Break-even live

Break-even rent $1,575

Max offer price $170,229

Occupancy floor —

Sensitivity live

Price	-10% $-81	-5% $-139	+0% $-197	+5% $-255	+10% $-313
Rent	-10% $-302	-5% $-249	+0% $-197	+5% $-144	+10% $-92
Rate	-1.0pp $-94	-0.5pp $-145	base $-197	+0.5pp $-250	+1.0pp $-304

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5817 Central Ave NW Apt 13 Albuquerque, NM	3.0	2.0	900	$1,595	$1.77	45d	1	0.51mi
707 Luna Rd SW Unit B Albuquerque, NM	2.0	1.0	800	$1,395	$1.74	16d	1	0.54mi
370 Atrisco Dr SW Apt 9 Albuquerque, NM	2.0	1.0	800	$985	$1.23	45d	1	0.59mi
232 63rd St NW Apt C Albuquerque, NM	2.0	1.0	700	$925	$1.32	16d	1	0.74mi
221 63rd St NW Unit B Albuquerque, NM	2.0	1.0	900	$925	$1.03	25d	1	0.76mi
221 63rd St NW Unit A Albuquerque, NM	2.0	1.0	900	$925	$1.03	45d	1	0.76mi
221 63rd St NW Unit B Albuquerque, NM	2.0	1.0	900	$900	$1.00	45d	1	0.76mi
221 63rd St NW Unit D Albuquerque, NM	2.0	1.0	900	$925	$1.03	21d	1	0.76mi
225 63rd St NW Albuquerque, NM	2.0	1.0	900	$925	$1.03	45d	1	0.77mi
1846 Henry Cir SW Albuquerque, NM	3.0	1.5	1200	$1,800	$1.50	45d	1	0.77mi
237 63rd St NW Albuquerque, NM	2.0	1.0	900	$925	$1.03	16d	1	0.78mi
237 63rd St NW Albuquerque, NM	2.0	1.0	900	$925	$1.03	45d	1	0.78mi
502 57th St NW Albuquerque, NM	2.0	2.0	1216	$1,825	$1.50	45d	1	0.90mi
560 Estancia Dr NW Apt B Albuquerque, NM	2.0	1.0	900	$975	$1.08	5d	1	1.10mi
7412 Central Ave SW Apt 14 Albuquerque, NM	3.0	3.0	800	$1,750	$2.19	5d	1	1.35mi
6801 Los Volcanes Rd NW Albuquerque, NM	3.0	1.0–2.0	681	$1,573	$2.31	5d	20	1.49mi

Listing history 3 events

1. 2026-05-03
   status Pending 336-char remark
2. 2026-04-30
   listed $205,000 Active 336-char remark
3. 2003-11-14
   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: $1,002 · $83/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$638/yr (+$53/mo · 63.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,906
• − Mortgage interest: −$11,483
• − Property taxes: −$1,002
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$5,964
• Taxable loss: −$6,113
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $-895/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): 54,367
• Household income: $55,644
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1175.0

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 (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 34% White 14% Native American 6%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 45%

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: ▼ -223.16%
• Current HPI: 269.4587
• Rent YoY: —
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-06-11 Sold (MLS) — Southwest MLS
• 2026-05-03 Pending — Southwest MLS
• 2026-04-30 Listed $205,000 Southwest MLS
• 2003-11-14 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,002 · +3.1% YoY. Source: county tax records.