50 Brazaro Ave · Monterey Park, NM 87031

$110,000

3 bd · 2.0 ba · 1,076 sqft · Other · 301 Days on market

Built 1973 0.33 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! This manufactured home sits on a spacious 0.33-acre lot and is the perfect opportunity for anyone looking to put in some work and build instant equity. With plenty of room to create your vision, this property offers endless potential--whether you're looking to renovate and flip, add to your rental portfolio, or customize it into your own home. It's ready for a new owner to bring it back to life and take advantage of the value this lot and location have to offer. Don't miss out on this great deal!

Key facts

• Customize it
• Endless potential
• 0.33-acre lot

Tags

• 0.33-ACRE LOT
• ENDLESS POTENTIAL
• CUSTOMIZE IT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $819 ($10k/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: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#52 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime C-, amenities D, schools F.
• Los Lunas Public Schools (suburban): math 20% / reading 34% proficiency, ranked #34 of 95 in NM (top 36%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+33.2%/yr); 562 active listings in the ZIP; 303 units permitted in Valencia County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Valencia County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 1.84% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.89%
• DSCR: 2.42
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.5%
• Equity multiple: 2.46×
• Total profit: $45,076
• Equity at exit: $16,401

10-year hold

• IRR: 42.2%
• Equity multiple: 6.04×
• Total profit: $155,372
• Equity at exit: $9,511

Cash invested: $30,800 (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 87031

• Home prices YoY: -29.8%
• Rents YoY: 33.2%
• Active inventory: 562
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $819

Break-even live

Break-even rent $993

Max offer price $110,000

Occupancy floor 55%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $110,000 Active 301 DOM
2. 2026-06-17
   days on market $110,000 Active 300 DOM
3. 2026-06-16
   days on market $110,000 Active 299 DOM
4. 2026-06-15
   days on market $110,000 Active 298 DOM
5. 2026-06-13
   days on market $110,000 Active 296 DOM
6. 2026-06-10
   days on market $110,000 Active 293 DOM
7. 2026-06-09
   days on market $110,000 Active 292 DOM
8. 2026-06-08
   days on market $110,000 Active 291 DOM
9. 2026-06-07
   days on market $110,000 Active 290 DOM
10. 2026-06-05
    days on market $110,000 Active 287 DOM
11. 2026-06-03
    days on market $110,000 Active 286 DOM
12. 2026-06-02
    days on market $110,000 Active 285 DOM
13. 2026-06-01
    days on market $110,000 Active 284 DOM
14. 2026-05-31
    days on market $110,000 Active 283 DOM
15. 2025-10-28
    price $110,000 519-char remark

    Show marketing remark (519 chars)

    Investor Special! This manufactured home sits on a spacious 0.33-acre lot and is the perfect opportunity for anyone looking to put in some work and build instant equity. With plenty of room to create your vision, this property offers endless potential--whether you're looking to renovate and flip, add to your rental portfolio, or customize it into your own home. It's ready for a new owner to bring it back to life and take advantage of the value this lot and location have to offer. Don't miss out on this great deal!

16. 2025-08-20
    listed $140,000 Active 519-char remark

    Show marketing remark (519 chars)

    Investor Special! This manufactured home sits on a spacious 0.33-acre lot and is the perfect opportunity for anyone looking to put in some work and build instant equity. With plenty of room to create your vision, this property offers endless potential--whether you're looking to renovate and flip, add to your rental portfolio, or customize it into your own home. It's ready for a new owner to bring it back to life and take advantage of the value this lot and location have to offer. Don't miss out on this great deal!

17. 2025-08-11
    soldstatus
18. 2024-06-03
    soldstatus
19. 2022-06-15
    soldstatus
20. 2022-06-15
    soldstatus $90,000
21. 2022-05-14
    status Pending
22. 2022-04-24
    price $70,000
23. 2022-04-16
    status Active
24. 2022-04-11
    status Pending
25. 2022-03-30
    status Active
26. 2022-03-27
    status Pending
27. 2022-03-21
    listed $80,000 Active

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $1,943 · $162/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 19 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: $24,350
• − Mortgage interest: −$6,162
• − Property taxes: −$1,943
• − Insurance: −$550
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$3,200
• Taxable income: $8,600
• Est. tax owed @ 24.0%: −$2,064
• After-tax cash flow: $7,758/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: Los Lunas Public Schools
• NCES district ID: 3501680
• Math proficiency: 20% —
• Reading proficiency: 34% —
• Median HH income: $44,438
• Composite: 26.11/100
• National rank: #12724
• State rank: #34 of 95 in NM

Livability — Monterey Park

• Score: 65/100
• State rank: #52
• US rank: #13084

Category grades

Amenities D Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monterey Park, NM
• County: Valencia County · 68,779 people
• Metro: Albuquerque, NM
• Population (ZIP): 47,514
• Household income: $60,902
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 602.0

Population outlook (Valencia County) Hauer SSP2

• Today (2025): 73,788 people
• By 2030: 72,101 · -2.3%
• By 2040: 67,930 · -7.9%
• By 2050: 63,191 · -14.4%
• By 2075: 53,644 · -27.3%
• By 2100: 40,882 · -44.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Hispanic (63%)
• Race & ethnicity: Hispanic / Latino 63% White 30% Two or more races 29% Native American 4% Black 1%
• Hispanic origin (detail): Mexican 38%
• Common ancestry: Serbian 1% Russian 1% Slovak 1%
• Foreign-born: 8% · Canada
• Languages at home: 71% English-only · Spanish 27%

Political lean MEDSL · Valencia

• 2024 margin: R (+16.4) · D 40.9% · R 57.3% · Other 1.8%
• 2008→2024 swing: -24.1pp toward R · 2008: 7.7pp · 2024: -16.4pp
• All cycles: 2024: R+16.4 2020: R+9.6 2016: R+8.7 2012: D+2.5 2008: D+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.17%
• Current HPI: 201.0508
• Rent YoY: ▲ 33.16%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+37.5% since first listed

13 events — show timeline

• 2025-10-28 Price Changed $110,000 Southwest MLS
• 2025-08-20 Listed $140,000 Southwest MLS
• 2025-08-11 Sold (Public Records) — Public Records
• 2024-06-03 Sold (Public Records) — Public Records
• 2022-06-15 Sold (Public Records) $90,000 Public Records
• 2022-06-15 Sold (Public Records) — Public Records
• 2022-05-14 Pending — Southwest MLS
• 2022-04-24 Price Changed $70,000 Southwest MLS
• 2022-04-16 Relisted — Southwest MLS
• 2022-04-11 Pending — Southwest MLS
• 2022-03-30 Relisted — Southwest MLS
• 2022-03-27 Pending — Southwest MLS
• 2022-03-21 Listed $80,000 Southwest MLS

Property tax history

+14.8%/yr

Latest (2025): $1,943 · +124.7% YoY. Source: county tax records.