1317 Edith Blvd SE · Albuquerque, NM 87102

$140,000

4 bd · 3.5 ba · 2,727 sqft · SingleFamily public records · 21 Days on market

Built 1941 6,969 sqft 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 +26.0/30.0
• 1% rule +8.7/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Great opportunity to bring this property back to life. Solid bones, tons of potential, and priced to sell. Perfect for a flip, rental, or BRRRR project.

Key facts

• Rezoned commercial
• Duplex or triplex
• 6,969 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• REZONED COMMERCIAL
• DUPLEX OR TRIPLEX

Property features AI

Finance

• Other: Zoning: MX-L*; Lot size approximately 0.16 acres; Year built per public records
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; Faces east; Property listed as fixer/resale
• Construction: Frame and stucco construction; Shingle roof; Combination of raised and slab foundation
• Exterior features: Corner lot; Landscaped; Front yard fencing; Road frontage on alley, city street and easement; Asphalt road surface

Interior

• Kitchen:
• Bedrooms: Up to 5 possible bedrooms
• Flooring: Concrete flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling:
• Interior features: Multiple living areas; Clad, metal, and wood-framed windows with single-pane glass
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 rising fast (+4.9%/yr); 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $1,917/mo this rent would consume 54% of the median local household income ($43k/yr) (locally 1721% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.37% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.65%
• DSCR: 1.47
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $545,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Edith Blvd SE	0.00mi	5/3.0 (+1)	2,727 (0%)	7mo	$100,000	$37	87
2206 Arno St SE	0.64mi	4/2.0	2,715 (-0%)	2mo	$100,000	$37	62
420 Edith Blvd SE	0.67mi	3/2.5 (-1)	2,410 (-12%)	0mo	$499,000	$207	40
700 Arno St SE	0.48mi	3/2.5 (-1)	2,321 (-15%)	18mo	$465,000	$200	28

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 · 4.92% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $3,392
• Equity at exit: $20,874

10-year hold

• IRR: 13.9%
• Equity multiple: 2.23×
• Total profit: $48,201
• Equity at exit: $12,105

Cash invested: $39,200 (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 87102

• Rents YoY: 4.9%
• Active inventory: 143
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$374 /mo · $4,489/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $348

Break-even live

Break-even rent $1,477

Max offer price $140,000

Occupancy floor 77%

Sensitivity live

Price	-10% $427	-5% $387	+0% $348	+5% $308	+10% $269
Rent	-10% $196	-5% $272	+0% $348	+5% $424	+10% $499
Rate	-1.0pp $418	-0.5pp $383	base $348	+0.5pp $312	+1.0pp $275

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 3rd St SW Albuquerque, NM	3.0	2.5	1750	$2,150	$1.23	15d	1	0.56mi
2319 Academic Pl SE Albuquerque, NM	3.0	2.5	1897	$1,850	$0.98	44d	1	1.27mi
408 Cornell Dr SE Unit A Albuquerque, NM	4.0	2.0	2000	$1,995	$1.00	44d	1	1.38mi
3003 Transport St SE Albuquerque, NM	5.0	1.0–5.0	1083	$2,140	$1.97	44d	4	1.40mi

Listing history 20 events

1. 2026-06-18
   days on market $140,000 Active 21 DOM
2. 2026-06-17
   days on market $140,000 Active 20 DOM
3. 2026-06-16
   days on market $140,000 Active 19 DOM
4. 2026-06-15
   days on market $140,000 Active 18 DOM
5. 2026-06-13
   days on market $140,000 Active 16 DOM
6. 2026-06-10
   days on market $140,000 Active 13 DOM
7. 2026-06-09
   days on market $140,000 Active 12 DOM
8. 2026-06-08
   days on market $140,000 Active 11 DOM
9. 2026-06-07
   days on market $140,000 Active 10 DOM
10. 2026-06-05
    days on market $140,000 Active 7 DOM
11. 2026-06-03
    days on market $140,000 Active 6 DOM
12. 2026-06-02
    days on market $140,000 Active 5 DOM
13. 2026-06-01
    days on market $140,000 Active 4 DOM
14. 2026-05-31
    days on market $140,000 Active 3 DOM
15. 2026-05-25
    listed $140,000 Active
16. 2025-11-26
    soldstatus
17. 2025-11-25
    soldstatus Closed 170-char remark

    Show marketing remark (170 chars)

    Investor special! Great opportunity to bring this property back to life. Solid bones, tons of potential, and priced to sell. Perfect for a flip, rental, or BRRRR project.

18. 2025-10-10
    status Pending 170-char remark

    Show marketing remark (170 chars)

    Investor special! Great opportunity to bring this property back to life. Solid bones, tons of potential, and priced to sell. Perfect for a flip, rental, or BRRRR project.

19. 2025-10-01
    listed $100,000 Active 170-char remark

    Show marketing remark (170 chars)

    Investor special! Great opportunity to bring this property back to life. Solid bones, tons of potential, and priced to sell. Perfect for a flip, rental, or BRRRR project.

20. 2025-04-23
    soldstatus

ⓘ 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: $4,489 · $374/mo
• Projected year-2 tax: $4,489 · $374/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 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: $23,004
• − Mortgage interest: −$7,842
• − Property taxes: −$4,489
• − Insurance: −$700
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$4,073
• Taxable income: $2,219
• Est. tax owed @ 24.0%: −$533
• After-tax cash flow: $3,641/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): 20,123
• Household income: $42,990
• Rent vs Own: 64.6% rent · 35.4% own
• Severe rent burden: 1721.0

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 0.59)
• Race & ethnicity: Hispanic / Latino 57% Two or more races 30% White 29% Native American 6% Black 4%
• Hispanic origin (detail): Mexican 35% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 12% · Canada
• Languages at home: 64% English-only · Spanish 30% Korean 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: ▼ -208.71%
• Current HPI: 253.8398
• Rent YoY: ▲ 4.92%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+40.0% since first listed

6 events — show timeline

• 2026-05-25 Listed $140,000 Southwest MLS
• 2025-11-26 Sold (Public Records) — Public Records
• 2025-11-25 Sold (MLS) — Southwest MLS
• 2025-10-10 Pending — Southwest MLS
• 2025-10-01 Listed $100,000 Southwest MLS
• 2025-04-23 Sold (Public Records) — Public Records

Property tax history

+21.1%/yr

Latest (2025): $4,489 · +145.1% YoY. Source: county tax records.