7112 Pan American East NE #136 · Albuquerque, NM 87109

$60,000

2 bd · 2.0 ba · 1,450 sqft · Manufactured · 43 Days on market

Built 1970 Average condition $41/sqft · 71% below area $1060/mo HOA · 52% of rent

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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 +25.5/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in Albuquerque Meadows 55+ community this home is waiting for you to make it HOME. Tenderly cared for with 2 bedrooms, two baths, two cedar closets and a cozy covered porch on the East side of the home. You will enjoy private access under your very own carport, a sweet yard with a shed and room to garden. The backyard is your own private oasis. All appliances included, even the washer and dryer. Amenities include; swimming pool, pickle ball court, gym, library, spa, game room, conference room, club house, RV parking and more. Located in a convenient location near restaurants, grocery stores and access to I25.

Key facts

• Parking
• Community pool
• Built 1970

Property features AI

Finance

• Other: Has private pool (community pool listed)
• Financial info: Annual tax amount (reported): $320
• HOA & community: Homeowners association with monthly fee; Monthly association fee covers clubhouse, common areas, pool(s), security, and utilities

Exterior

• Parking: Carport (1 space)
• Security: Community security (included in association)
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Modular/prefab home; Single-story; Faces north; Resale condition
• Construction: Pitched roof; Built as a modular/prefab unit; Model: AURO; Mobile dimensions approximately 56' x 24'
• Exterior features: Skirting; Covered patio

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; Separate shower
• Heating & cooling: Central heating with natural gas
• Interior features: Book cases; Main-level primary bedroom; Separate shower (shower only); Metal windows
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 (-1.0%/yr); 148 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 42% of the median local income ($59k/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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 3.41% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.02%
• DSCR: 1.45
• GRM: 2.4

CMA / ARV

• ARV (median comp): $210,000
• List price: $60,000
• Delta: -71.43%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Pan American Fwy NE #280	0.02mi	2/2.0	1,560 (+8%)	8mo	$56,999	$37	80
6609 San Francisco Rd NE	0.54mi	3/2.0 (+1)	1,500 (+3%)	3mo	$265,000	$177	62
6831 Jade Park Ave NE	0.65mi	3/1.5 (+1)	1,417 (-2%)	6mo	$210,000	$148	54
6840 San Francisco Rd NE	0.74mi	3/2.0 (+1)	1,457 (+0%)	8mo	$250,000	$172	54
6516 Pino Ave NE	0.56mi	3/2.0 (+1)	1,237 (-15%)	4mo	$219,900	$178	41

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: -10.9%
• Equity multiple: 0.64×
• Total profit: $-6,096
• Equity at exit: $8,946

10-year hold

• IRR: -58.9%
• Equity multiple: 0.16×
• Total profit: $-14,184
• Equity at exit: $5,188

Cash invested: $16,800 (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 87109

• Rents YoY: -1.0%
• Active inventory: 148
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$1,060
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $140

Break-even live

Break-even rent $1,867

Max offer price $60,000

Occupancy floor 88%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Santa Monica Ave NE Albuquerque, NM	1.0–2.0	1.0–2.0	1068	$2,151	$2.01	3d	26	0.35mi
6501 San Antonio Dr NE Albuquerque, NM	2.0	2.0–2.5	1075	$1,875	$1.74	14d	2	0.55mi
7501 Jefferson St NE Albuquerque, NM	2.0	1.0–2.0	887	$2,291	$2.58	3d	38	0.73mi
7000 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	840	$1,709	$2.03	3d	25	0.79mi
7100 Louisiana Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	763	$1,790	$2.35	3d	15	0.80mi
7800 Headline Blvd NE Albuquerque, NM	2.0	1.0–2.0	961	$2,343	$2.44	3d	16	0.81mi
6401 Academy Rd NE Albuquerque, NM	3.0	1.0–2.0	808	$1,560	$1.93	3d	16	0.97mi
5741 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	769	$1,565	$2.03	3d	17	1.01mi
6500 Martin Ct NE Albuquerque, NM	3.0	2.0	1376	$2,850	$2.07	44d	1	1.05mi
5828 Elmwood Dr NE Albuquerque, NM	2.0	2.0	1236	$1,790	$1.45	23d	1	1.11mi
7205 Esther Ave NE Albuquerque, NM	2.0	2.0	1751	$4,800	$2.74	44d	1	1.16mi
5800 Osuna Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	820	$1,555	$1.90	3d	23	1.20mi
8319 Santa Clarita St NE Albuquerque, NM	3.0	2.0	1728	$2,500	$1.45	21d	1	1.24mi
6852 Kelly Ann Rd NE Albuquerque, NM	3.0	2.0	1692	$2,500	$1.48	44d	1	1.28mi
4949 San Pedro Dr NE Albuquerque, NM	1.0–2.0	1.0–2.0	900	$1,495	$1.66	3d	9	1.35mi
8015 Argyle Ave NE Albuquerque, NM	3.0	2.5	1679	$2,300	$1.37	3d	1	1.38mi
1412 Stone Canyon Rd NE Albuquerque, NM	3.0	2.5	1572	$2,200	$1.40	19d	1	1.40mi
5324 San Mateo Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	748	$1,691	$2.26	3d	27	1.41mi

HOA detail

• Monthly dues: $1,060 · $12,720/yr
• Likely covers: poolgym

Listing history 15 events

1. 2026-06-18
   days on market $60,000 Active 43 DOM
2. 2026-06-17
   days on market $60,000 Active 42 DOM
3. 2026-06-16
   days on market $60,000 Active 41 DOM
4. 2026-06-15
   days on market $60,000 Active 40 DOM
5. 2026-06-13
   days on market $60,000 Active 38 DOM
6. 2026-06-10
   days on market $60,000 Active 35 DOM
7. 2026-06-09
   days on market $60,000 Active 34 DOM
8. 2026-06-08
   days on market $60,000 Active 33 DOM
9. 2026-06-07
   days on market $60,000 Active 32 DOM
10. 2026-06-05
    days on market $60,000 Active 29 DOM
11. 2026-06-03
    days on market $60,000 Active 28 DOM
12. 2026-06-02
    days on market $60,000 Active 27 DOM
13. 2026-06-01
    days on market $60,000 Active 26 DOM
14. 2026-05-31
    days on market $60,000 Active 25 DOM
15. 2026-05-01
    listed $60,000 Active 624-char remark

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 3 d/yr ≥95°F today · 7 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,531
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − HOA: −$12,720
• − Depreciation: −$1,745
• Taxable income: $1,579
• Est. tax owed @ 24.0%: −$379
• After-tax cash flow: $1,304/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 · 20 photos

Average 55/100 Cosmetic rehab

This manufactured home in Albuquerque Meadows 55+ community is in average condition with cosmetic repairs needed. It offers two bedrooms, two bathrooms, and a cozy covered porch. The property is located in a convenient location with amenities such as a swimming pool, pickle ball court, gym, library, spa, game room, conference room, club house, and RV parking. The home is move-in ready with all appliances included, even the washer and dryer.

Repairs flagged

• Minor paint — peeling paint on interior walls
• Minor landscaping — small garden needs trimming

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Rental landscaping — improves curb appeal and attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · peeling paint on interior walls	Minor	$500–3,000
landscaping · small garden needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Rental landscaping — improves curb appeal and attracts tenants ↑

ⓘ 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): 39,324
• Household income: $58,900
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 2187.0

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: White 47% Hispanic / Latino 36% Two or more races 17% Native American 9% Black 3% Asian 3%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 84% English-only · Spanish 11% 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: ▼ -303.11%
• Current HPI: 250.5034
• Rent YoY: ▼ -0.97%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-01 Listed $60,000 Southwest MLS