365 Buffalo Cir SE · Albuquerque, NM 87123

$109,900

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 91 Days on market

Built 2002 Good condition $100/sqft · at area comps Est $115k · at est. ↓ 13% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +8.9/10.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 2/3 bedroom home in desirable SE Heights. This beautiful single story Silver Crest home is move in ready. Beautifully designed and staged to show its ample space. Good sized kitchen stainless steel appliances, open light and bright lots of drawers and cabinets plus pantry. Enjoy a study / office or 3rd bedroom possibility. Owners suite with walk in shower. Extra storage thru out home. This is a fantastic affordable home in Four Hills MH Park. The community offers pool, Tennis courts (RV storage available for extra fee with park). So many possibilities make this a must see today. ..

Key facts

• Owners suite
• Study office
• Extra storage

Tags

• STUDY OFFICE
• OWNERS SUITE
• WALK IN SHOWER
• EXTRA STORAGE
• COMMUNITY POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.7% 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: schools D-, 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.
• Market conditions: Rents soft (-2.1%/yr); 202 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.54%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $115,000
• List price: $109,900
• Delta: -4.43%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Fox Ln SE	0.24mi	2/2.0 (-1)	1,066 (-3%)	2mo	$90,000	$84	77
612 Trading Post Trl SE	0.22mi	3/2.0	1,196 (+9%)	7mo	$120,000	$100	69

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $6,382
• Equity at exit: $16,386

10-year hold

• IRR: 12.0%
• Equity multiple: 1.82×
• Total profit: $25,210
• Equity at exit: $9,502

Cash invested: $30,772 (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 87123

• Rents YoY: -2.1%
• Active inventory: 202
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $450

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 66%

Sensitivity live

Price	-10% $526	-5% $488	+0% $450	+5% $412	+10% $374
Rent	-10% $329	-5% $389	+0% $450	+5% $510	+10% $571
Rate	-1.0pp $505	-0.5pp $478	base $450	+0.5pp $421	+1.0pp $392

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Hanosh Ct SE Albuquerque, NM	2.0	1.0	700	$800	$1.14	44d	1	0.14mi
301 Western Skies Dr SE Albuquerque, NM	1.0–3.0	1.0–2.0	806	$1,511	$1.87	4d	17	0.19mi
309 Whispering Sands Ct SE Unit 3 Albuquerque, NM	2.0	1.0	825	$1,200	$1.45	24d	1	0.34mi
328 Via Vista St SE Albuquerque, NM	3.0	2.0	1460	$2,075	$1.42	4d	1	0.34mi
200 Figueroa St NE Albuquerque, NM	1.0–2.0	1.0	734	$1,207	$1.64	4d	10	0.35mi
12021 Skyline Rd NE Albuquerque, NM	1.0–3.0	1.0–2.0	875	$1,592	$1.82	4d	17	0.36mi
408 Rainbow Ct SE Albuquerque, NM	2.0	1.0	950	$1,200	$1.26	24d	1	0.44mi
405 Dorado Ct SE Albuquerque, NM	2.0	1.0	800	$1,000	$1.25	45d	1	0.44mi
405 Dorado Ct SE Unit D Albuquerque, NM	2.0	1.0	800	$900	$1.12	44d	1	0.44mi
221 Shirley St NE Albuquerque, NM	3.0	1.5	1250	$1,750	$1.40	4d	1	0.45mi
11208 Deer Lodge Pl SE Albuquerque, NM	3.0	2.0	1408	$1,950	$1.38	44d	1	0.50mi
12736 Singing Arrow Ave SE Unit C Albuquerque, NM	2.0	1.0	800	$950	$1.19	24d	1	0.51mi
521 Nathan St SE Albuquerque, NM	3.0	2.0	1060	$1,895	$1.79	20d	1	0.56mi
11104 Vistazo Pl SE Albuquerque, NM	3.0	2.0	1353	$1,950	$1.44	24d	1	0.56mi
915 Tony Sanchez Dr SE Albuquerque, NM	3.0	2.0	1180	$2,295	$1.94	4d	1	0.68mi
12004 Zia Rd NE Albuquerque, NM	2.0–3.0	1.5–2.0	1323	$2,145	$1.62	4d	7	0.70mi
12032 Copper Ave NE Albuquerque, NM	2.0	2.5	1090	$1,900	$1.74	4d	1	0.77mi
12008 Copper Ave NE Unit C Albuquerque, NM	2.0	1.0	827	$1,250	$1.51	4d	1	0.77mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	22d	1	0.77mi
13150 Wenonah Ave SE Albuquerque, NM	1.0–2.0	1.0–2.0	789	$1,633	$2.07	4d	16	0.78mi
628 Marquis Ct NE Albuquerque, NM	2.0	2.0	1099	$2,800	$2.55	44d	1	0.84mi
12624 Copper Ave NE Apt 3 Albuquerque, NM	2.0	2.0	900	$995	$1.11	44d	1	0.84mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,715	$2.11	4d	10	0.98mi
12412 Grand Ave NE Albuquerque, NM	3.0	2.0	1022	$1,850	$1.81	45d	1	1.00mi
187 Vista Point Ct NE Albuquerque, NM	2.0	1.5	1262	$1,975	$1.56	24d	1	1.00mi
12509 Nambe Ave NE Albuquerque, NM	3.0	1.5	1272	$1,800	$1.42	24d	1	1.03mi
13412 Turquoise Ave NE Albuquerque, NM	3.0	2.0	1425	$1,900	$1.33	24d	1	1.04mi
13615 Shaffer Ct SE Albuquerque, NM	3.0	3.0	1341	$2,700	$2.01	4d	1	1.07mi
557 Tramway Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	891	$1,405	$1.58	4d	9	1.08mi
187 Monte Largo Dr NE Albuquerque, NM	2.0	1.0	787	$1,050	$1.33	44d	1	1.09mi
187 Monte Largo Dr NE Apt 1 Albuquerque, NM	2.0	1.0	787	$1,050	$1.33	24d	1	1.09mi
10404 Griffith Park Dr NE Albuquerque, NM	3.0	2.0	1287	$2,100	$1.63	4d	1	1.12mi
717 Grace St NE Albuquerque, NM	3.0	1.5	1040	$1,875	$1.80	24d	1	1.21mi
12201 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	800	$1,250	$1.56	44d	6	1.32mi
12301 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	756	$1,325	$1.75	15d	9	1.33mi
12601 Lomas Blvd NE Albuquerque, NM	2.0	1.0	800	$850	$1.06	24d	1	1.33mi
12601 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	750	$850	$1.13	4d	2	1.33mi
12621 Lomas Blvd NE Albuquerque, NM	2.0	1.5	800	$1,250	$1.56	44d	1	1.35mi
12621 Lomas Blvd NE Albuquerque, NM	2.0	1.5	800	$1,115	$1.39	4d	1	1.35mi
14124 Copper Ave NE Albuquerque, NM	1.0–2.0	1.0	770	$1,350	$1.75	24d	11	1.42mi

Listing history 18 events

1. 2026-06-18
   days on market $109,900 Active 91 DOM
2. 2026-06-17
   days on market $109,900 Active 90 DOM
3. 2026-06-16
   days on market $109,900 Active 89 DOM
4. 2026-06-15
   days on market $109,900 Active 88 DOM
5. 2026-06-13
   days on market $109,900 Active 86 DOM
6. 2026-06-10
   days on market $109,900 Active 83 DOM
7. 2026-06-09
   days on market $109,900 Active 82 DOM
8. 2026-06-08
   days on market $109,900 Active 81 DOM
9. 2026-06-07
   days on market $109,900 Active 80 DOM
10. 2026-06-05
    pricedays on market $109,900 Active 77 DOM
11. 2026-06-03
    days on market $117,900 Active 76 DOM
12. 2026-06-02
    days on market $117,900 Active 75 DOM
13. 2026-06-01
    days on market $117,900 Active 74 DOM
14. 2026-05-31
    days on market $117,900 Active 73 DOM
15. 2026-05-19
    price $117,900 597-char remark

    Show marketing remark (597 chars)

    Stunning 2/3 bedroom home in desirable SE Heights. This beautiful single story Silver Crest home is move in ready. Beautifully designed and staged to show its ample space. Good sized kitchen stainless steel appliances, open light and bright lots of drawers and cabinets plus pantry. Enjoy a study / office or 3rd bedroom possibility. Owners suite with walk in shower. Extra storage thru out home. This is a fantastic affordable home in Four Hills MH Park. The community offers pool, Tennis courts (RV storage available for extra fee with park). So many possibilities make this a must see today. ..

16. 2026-04-29
    price $119,000 597-char remark

    Show marketing remark (597 chars)

    Stunning 2/3 bedroom home in desirable SE Heights. This beautiful single story Silver Crest home is move in ready. Beautifully designed and staged to show its ample space. Good sized kitchen stainless steel appliances, open light and bright lots of drawers and cabinets plus pantry. Enjoy a study / office or 3rd bedroom possibility. Owners suite with walk in shower. Extra storage thru out home. This is a fantastic affordable home in Four Hills MH Park. The community offers pool, Tennis courts (RV storage available for extra fee with park). So many possibilities make this a must see today. ..

17. 2026-03-28
    price $129,900 597-char remark

    Show marketing remark (597 chars)

    Stunning 2/3 bedroom home in desirable SE Heights. This beautiful single story Silver Crest home is move in ready. Beautifully designed and staged to show its ample space. Good sized kitchen stainless steel appliances, open light and bright lots of drawers and cabinets plus pantry. Enjoy a study / office or 3rd bedroom possibility. Owners suite with walk in shower. Extra storage thru out home. This is a fantastic affordable home in Four Hills MH Park. The community offers pool, Tennis courts (RV storage available for extra fee with park). So many possibilities make this a must see today. ..

18. 2026-03-18
    listed $135,900 Active 597-char remark

    Show marketing remark (597 chars)

    Stunning 2/3 bedroom home in desirable SE Heights. This beautiful single story Silver Crest home is move in ready. Beautifully designed and staged to show its ample space. Good sized kitchen stainless steel appliances, open light and bright lots of drawers and cabinets plus pantry. Enjoy a study / office or 3rd bedroom possibility. Owners suite with walk in shower. Extra storage thru out home. This is a fantastic affordable home in Four Hills MH Park. The community offers pool, Tennis courts (RV storage available for extra fee with park). So many possibilities make this a must see today. ..

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 3 d/yr ≥91°F today · 8 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: $18,370
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$3,197
• Taxable income: $3,880
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $4,468/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home in a desirable location offers a good condition with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Replace light fixture — Improves curb appeal and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace light fixture — Improves curb appeal and functionality ↑

ⓘ 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: 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): 42,252
• Household income: $64,359
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1657.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 44% White 40% Two or more races 18% Native American 6% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 22% Vietnamese 2%

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: ▼ -231.76%
• Current HPI: 233.3553
• Rent YoY: ▼ -2.10%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-13.2% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $117,900 Southwest MLS
• 2026-04-29 Price Changed $119,000 Southwest MLS
• 2026-03-28 Price Changed $129,900 Southwest MLS
• 2026-03-18 Listed $135,900 Southwest MLS