8100 Hannett Ave NE · Albuquerque, NM 87110

$299,995

3 bd · 2.0 ba · 2,018 sqft · SingleFamily public records · 109 Days on market

Built 1953 6,708 sqft lot $149/sqft · 18% below area Est $347k · 14% under ↓ 18% since listing

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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 +13.6/15.0
• Cash flow +9.9/30.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

Key facts

• Covered carport
• Single story home
• Fully fenced yard

Tags

• SINGLE STORY HOME
• TWO SEPARATE LIVING AREAS
• TILE AND LAMINATE FLOORING
• COVERED CARPORT
• FULLY FENCED YARD
• ROOM FOR OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (29.5% below list).
• Recommended offer: $211k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Coronado Elementary (308 students, 30% FRL); Grant Middle (344 students, 100% FRL); Sandia High (math 72% / reading 82%, grade A-, #9 of 110 statewide, top 7%, 1,728 students, 32% FRL).
• Zoned-school proficiency averages 77% at this address vs 63% district-wide (+14 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 rising (+2.7%/yr); 200 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 39% of the median local income ($65k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,371 (29.5% 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. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (median comp): $347,414
• List price: $299,995
• Delta: -13.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8501 Bellehaven Pl NE	0.24mi	3/2.0	1,985 (-2%)	4mo	$379,000	$191	83
8133 Princess Jeanne Ave NE	0.11mi	4/3.0 (+1)	1,992 (-1%)	5mo	$420,000	$211	80
2205 Hoffman Dr NE	0.56mi	3/2.0	1,959 (-3%)	2mo	$325,000	$166	68
1902 Wisconsin St NE	0.34mi	3/2.0	1,745 (-14%)	0mo	$285,000	$163	61
1837 Lester Dr NE	0.51mi	3/2.0	1,828 (-9%)	2mo	$420,000	$230	59
7715 Haines Ave NE	0.33mi	4/2.0 (+1)	1,785 (-12%)	2mo	$350,000	$196	58
7902 Morrow Ave NE	0.36mi	4/2.0 (+1)	2,279 (+13%)	2mo	$365,000	$160	55
7708 Summer Ave NE	0.59mi	2/2.5 (-1)	2,177 (+8%)	1mo	$415,000	$191	51
1820 Lester Dr NE	0.51mi	4/2.0 (+1)	1,757 (-13%)	2mo	$394,000	$224	48
7613 Summer Ave NE	0.62mi	4/2.5 (+1)	2,183 (+8%)	6mo	$399,000	$183	46
7719 Don Dr NE	0.62mi	3/2.0	2,292 (+14%)	4mo	$350,000	$153	45
2014 General Somervell St NE	0.74mi	3/1.0	1,764 (-13%)	2mo	$275,000	$156	38

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-61,443
• Equity at exit: $44,730

10-year hold

• IRR: -15.4%
• Equity multiple: 0.14×
• Total profit: $-72,253
• Equity at exit: $25,938

Cash invested: $83,999 (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 87110

• Rents YoY: 2.7%
• Active inventory: 200
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$161 /mo · $1,926/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-189

Break-even live

Break-even rent $2,353

Max offer price $266,625

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-104	+0% $-189	+5% $-274	+10% $-359
Rent	-10% $-356	-5% $-272	+0% $-189	+5% $-105	+10% $-22
Rate	-1.0pp $-38	-0.5pp $-113	base $-189	+0.5pp $-267	+1.0pp $-346

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: $74,999
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 Utah St NE Albuquerque, NM	3.0	2.0	1917	$1,900	$0.99	5d	1	0.27mi
1413 Field Dr NE Albuquerque, NM	3.0	2.0	1847	$3,000	$1.62	45d	1	0.45mi
7408 Euclid Ave NE Albuquerque, NM	3.0	2.0	1750	$2,150	$1.23	25d	1	0.66mi
1504 Mesilla St NE Albuquerque, NM	3.0	2.0	2261	$2,000	$0.88	5d	1	0.75mi
1317 Espanola St NE Albuquerque, NM	3.0	2.0	1650	$2,200	$1.33	25d	1	0.75mi
8815 Menaul Blvd NE Albuquerque, NM	4.0	2.0	1400	$2,100	$1.50	25d	1	0.95mi
1316 Espejo St NE Albuquerque, NM	3.0	2.0	1876	$2,200	$1.17	5d	1	1.03mi
1849 Georgia St NE Albuquerque, NM	3.0	2.0	1670	$2,200	$1.32	5d	1	1.10mi
9019 Los Arboles Ave NE Albuquerque, NM	3.0	2.0	1445	$1,800	$1.25	45d	1	1.28mi
1705 California St NE Albuquerque, NM	3.0	2.0	1832	$1,900	$1.04	25d	1	1.31mi

Listing history 6 events

1. 2026-05-05
   status Pending 847-char remark

   Show marketing remark (847 chars)

   Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

2. 2026-05-03
   price $299,995 847-char remark

   Show marketing remark (847 chars)

   Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

3. 2026-03-28
   price $315,000 847-char remark

   Show marketing remark (847 chars)

   Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

4. 2026-03-07
   price $330,000 847-char remark

   Show marketing remark (847 chars)

   Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

5. 2026-01-26
   price $340,000 847-char remark

   Show marketing remark (847 chars)

   Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

6. 2026-01-14
   listed $365,000 Active 847-char remark

   Show marketing remark (847 chars)

   Welcome to 8100 Hannett Ave NE--an Uptown property offering space, style, & versatility. Updates include windows in the living areas, stucco, a TPO roof, water heater, & a new freestanding gas range. Inside, enjoy updated flooring, paint, & lighting throughout. The remodeled kitchen features white & gray cabinetry with butcher block countertops & ample workspace. The converted garage provides flexible space ideal for a home office, gym, hobby room, or additional living area. Bedrooms offer vinyl flooring & blinds, while bathrooms include an updated vanity & updated toilets. The property includes a carport, oversized driveway, & a spacious backyard with a covered porch for everyday use or entertaining. Conveniently located near Uptown, shopping, dining, parks, hospitals, & access to I-40.

ⓘ 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: $1,926 · $161/mo
• Projected year-2 tax: $2,400 · $200/mo
• Expected delta: +$474/yr (+$39/mo · 24.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,365
• − Mortgage interest: −$16,804
• − Property taxes: −$1,926
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$8,727
• Taxable loss: −$7,652
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-430/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): 39,685
• Household income: $64,892
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1845.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 39% Two or more races 18% Native American 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 14% Chinese 1% Other Indo-European 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: ▼ -329.45%
• Current HPI: 256.0806
• Rent YoY: ▲ 2.67%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-17.8% since first listed

6 events — show timeline

• 2026-05-05 Pending — Southwest MLS
• 2026-05-03 Price Changed $299,995 Southwest MLS
• 2026-03-28 Price Changed $315,000 Southwest MLS
• 2026-03-07 Price Changed $330,000 Southwest MLS
• 2026-01-26 Price Changed $340,000 Southwest MLS
• 2026-01-14 Listed $365,000 Southwest MLS

Property tax history

+2.2%/yr

Latest (2025): $1,926 · -8.5% YoY. Source: county tax records.