1742 Tesoro Loop NW · Los Lunas, NM 87031

$335,000

3 bd · 2.0 ba · 1,568 sqft · Other · 74 Days on market

Built 2022 8,712 sqft lot $30/mo HOA · 1% of rent ↓ 9% 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).

• Cash flow +12.5/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 1% rule +3.7/10.0
• DSCR +3.7/10.0
• Livability +3.3/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * * * * SELLER IS OFFERING A $5000.00 CREDIT AT CLOSING TO BE USED TOWARDS CLOSING COST OR LAWNCARE * * * * * Located in the heart of Los Lunas, NM, this beautifully designed home offers the perfect balance of elegance and everyday comfort. A bright, open-concept layout welcomes you with tray ceilings, recessed lighting, ceiling fans and the comfort of refrigerated air throughout. The kitchen is both stylish and functional, featuring a spacious island with bar seating with stainless steel appliances. The primary suite is a private retreat, complete with a generous walk-in closet and a spa-like bath showcasing dual sinks, a relaxing soaking tub, and a separate shower. Step

Key facts

• Spacious island
• Walk-in closet
• Soaking tub

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS ISLAND
• BREAKFAST AREA
• TILE BACKSPLASH
• WALK-IN CLOSET
• SOAKING TUB

Property features AI

Finance

• HOA & community: Homeowners association with $30 monthly fee covering common areas

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story home; Faces east; Resale property
• Construction: Frame construction; Pitched tile roof; Built by Abrazo
• Exterior features: Private yard; Covered patio; Wall fencing; Landscaped yard; Xeriscape; Planned unit development

Interior

• Kitchen: Dishwasher; Free-standing gas range
• Bedrooms: Bedroom 1 on main level; Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Bathtub
• Heating & cooling: Natural gas heating; Refrigerated cooling
• Interior features: Breakfast bar; Ceiling fan(s); Dual sinks; Garden tub / Roman tub; Soaking tub; Separate shower; Walk-in closet(s); 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/2.0-bath other listed at $335k.

Deal economics

• At list price, monthly cash flow is $-46 ($-557/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (12.8% below list).
• Recommended offer: $292k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Los Lunas — 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 66/100 on livability (#46 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities 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); 567 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 303 units permitted in Valencia County in 2024 (0 in 5+ unit buildings).
• At $2,922/mo this rent would consume 58% of the median local household income ($61k/yr) (locally 602% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Recommended offer $292,164 (12.8% 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 74 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 0.87% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.6

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: -11.7%
• Equity multiple: 0.56×
• Total profit: $-41,731
• Equity at exit: $49,950

10-year hold

• IRR: 3.6%
• Equity multiple: 1.32×
• Total profit: $30,408
• Equity at exit: $28,965

Cash invested: $93,800 (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: 567
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,922 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$428 /mo · $5,138/yr
• Insurance: −$140
• HOA: −$30
• Vacancy / Maint / Mgmt: −$614
• Net cashflow: $-46

Break-even live

Break-even rent $2,980

Max offer price $326,803

Occupancy floor 97%

Sensitivity live

Price	-10% $143	-5% $48	+0% $-46	+5% $-141	+10% $-236
Rent	-10% $-277	-5% $-162	+0% $-46	+5% $69	+10% $184
Rate	-1.0pp $122	-0.5pp $39	base $-46	+0.5pp $-133	+1.0pp $-222

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Tierra Verde Loop NW Los Lunas, NM	3.0	3.0	1917	$3,600	$1.88	25d	1	0.07mi
1748 Valle Vista Rd NW Los Lunas, NM	4.0	2.0	1690	$2,125	$1.26	17d	1	0.35mi

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 7 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   price $335,000
3. 2026-02-07
   listed $340,000 Active
4. 2025-01-27
   price $351,995
5. 2024-12-19
   price $359,995
6. 2024-12-19
   price $354,995
7. 2024-10-01
   price $369,995

ⓘ 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: $5,138 · $428/mo
• Projected year-2 tax: $5,138 · $428/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $35,060
• − Mortgage interest: −$18,765
• − Property taxes: −$5,138
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,805
• − Management: −$2,805
• − HOA: −$360
• − Depreciation: −$9,745
• Taxable loss: −$6,233
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $939/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 — Los Lunas

• Score: 66/100
• State rank: #46
• US rank: #12347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Los Lunas, NM
• County: Valencia County · 68,779 people
• City population: 47,514
• 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

-9.5% since first listed

7 events — show timeline

• 2026-04-29 Pending — Southwest MLS
• 2026-04-24 Price Changed $335,000 Southwest MLS
• 2026-02-07 Listed $340,000 Southwest MLS
• 2025-01-27 Price Changed $351,995 Southwest MLS
• 2024-12-19 Price Changed $359,995 Southwest MLS
• 2024-12-19 Price Changed $354,995 Southwest MLS
• 2024-10-01 Price Changed $369,995 Southwest MLS