1701 Chisholm Trl NE · Rio Rancho, NM 87144

$340,000

3 bd · 2.5 ba · 1,848 sqft · SingleFamily public records · 5 Days on market

Built 2016 5,227 sqft lot Est $432k · 21% under

---

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 +15.0/15.0
• Cash flow +8.0/30.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Need privacy? This is it, spacious office, great room, plus loft. Ideal for game room plus privacy to work in. Seller will pay off Solar Contract, a tremendous savings in utilities for the new buyer. Refrigerated Air, some upgrades, all Whirlpool Black appliances. Stained cabinets in a rich Nutmeg color with crown molding. 16x16 inch Ceramic tile, Mohawk carpet & 9ft ceiling. Granite countertops. Beautiful two story floor plan. Schedule your tour today to check this one out!

Key facts

• Refrigerated air
• Loft
• Great room

Tags

• SPACIOUS OFFICE
• GREAT ROOM
• LOFT
• GAME ROOM
• REFRIGERATED AIR
• WHIRLPOOL BLACK APPLIANCES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer; Cable available; Phone available
• Home design: Two-story home; Faces east; Resale property; Builder: LGI
• Construction: Frame construction; Pitched shingle roof; Slab foundation; Built per public records
• Exterior features: Private yard; Sprinkler/irrigation; Covered patio; Wall fencing; Landscaped; Planned unit development

Interior

• Kitchen: Dishwasher; Free-standing gas range; Disposal; Microwave; Refrigerator
• Bedrooms: Up to 4 bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central forced-air heating (natural gas); Refrigerated cooling
• Interior features: Ceiling fans; Entrance foyer; Great room; Home office; Pantry; Separate shower; Walk-in closets; Double-pane, insulated, low-emissivity windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (33.5% below list).
• Recommended offer: $226k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Rio Rancho — 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 71/100 on livability (#17 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities D, commute F.
• Rio Rancho Public Schools (suburban): math 48% / reading 73% proficiency, ranked #4 of 29 in NM (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Enchanted Hills Elementary (723 students, 15% FRL); Rio Rancho Middle School (1,143 students, 24% FRL); Cleveland High School (math 46% / reading 70%, grade C, #32 of 110 statewide, top 28%, 2,631 students, 18% FRL) — zoned schools average 19% FRL vs 36% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 1325 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).

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.
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y ago 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.

Recommended offer $226,194 (33.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.67% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $432,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3625 Buckaroo Rd NE	0.05mi	3/2.5	1,848 (0%)	4mo	$349,900	$189	95
3413 Oregon Trail N Oregon Trail Rd NE	0.12mi	3/2.0	1,818 (-2%)	2mo	$366,000	$201	88
3746 Buckskin Loop NE	0.19mi	3/2.5	1,920 (+4%)	2mo	$349,900	$182	83
3619 Buckskin Loop NE	0.10mi	3/2.0	1,755 (-5%)	6mo	$329,000	$187	80
3740 Buffalo Trail Rd NE	0.31mi	4/2.0 (+1)	1,803 (-2%)	0mo	$385,000	$214	74
3024 Donita Ln NE	0.51mi	3/2.0	1,810 (-2%)	4mo	$449,995	$249	68
3112 Alicia Rd NE	0.56mi	3/2.0	1,810 (-2%)	4mo	$449,995	$249	65
3128 Alicia Rd NE	0.55mi	3/2.0	1,810 (-2%)	5mo	$438,995	$243	65
3118 Rene Rd NE	0.61mi	3/2.0	1,785 (-3%)	2mo	$410,490	$230	62
3115 Rene Rd NE	0.59mi	3/2.0	1,731 (-6%)	3mo	$405,490	$234	58
2066 Althea Ln NE	0.49mi	3/2.0	1,642 (-11%)	2mo	$385,000	$234	55
3123 Rene Rd NE	0.58mi	3/2.0	1,620 (-12%)	3mo	$405,102	$250	48

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.29×
• Total profit: $-68,020
• Equity at exit: $50,695

10-year hold

• IRR: -6.8%
• Equity multiple: 0.50×
• Total profit: $-47,180
• Equity at exit: $29,397

Cash invested: $95,200 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1325
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-345

Break-even live

Break-even rent $2,699

Max offer price $278,978

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-249	+0% $-345	+5% $-442	+10% $-538
Rent	-10% $-524	-5% $-435	+0% $-345	+5% $-256	+10% $-167
Rate	-1.0pp $-174	-0.5pp $-259	base $-345	+0.5pp $-434	+1.0pp $-523

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3716 Rancher Loop NE Rio Rancho, NM	4.0	2.0	1680	$2,100	$1.25	4d	1	0.11mi
2590 Camino Plata Loop NE Rio Rancho, NM	3.0	2.0	1694	$2,600	$1.53	45d	1	1.04mi
2593 Eglisfield Loop NE Rio Rancho, NM	3.0	2.0	1446	$2,100	$1.45	45d	1	1.34mi
2313 Melon Ridge Loop NE Rio Rancho, NM	3.0	2.0	1502	$3,200	$2.13	45d	1	1.40mi
4011 Sierra Alta Ave NE Rio Rancho, NM	3.0	2.0	1664	$2,395	$1.44	18d	1	1.42mi
2600 Idalia Rd NE Rio Rancho, NM	3.0	2.0	1750	$2,500	$1.43	4d	1	1.42mi
4515 Zirconia Dr NE Rio Rancho, NM	3.0	2.0	1280	$2,200	$1.72	25d	1	1.48mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $340,000 Pending 5 DOM
2. 2026-06-03
   days on market $340,000 Active 2 DOM
3. 2026-06-01
   remarks 481-char remark
4. 2026-06-01
   listed $340,000 Active 1 DOM

ⓘ 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: $2,492 · $208/mo
• Projected year-2 tax: $2,720 · $227/mo
• Expected delta: +$228/yr (+$19/mo · 9.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $27,143
• − Mortgage interest: −$19,045
• − Property taxes: −$2,492
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,171
• − Management: −$2,171
• − Depreciation: −$9,891
• Taxable loss: −$10,328
• Est. tax savings @ 24.0%: +$2,479
• After-tax cash flow: $-1,666/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: Rio Rancho Public Schools
• NCES district ID: 3500010
• Math proficiency: 48% ▲ 38.00%
• Reading proficiency: 73% ▲ 48.00%
• Median HH income: $59,410
• Composite: 52.29/100
• National rank: #1595
• State rank: #4 of 29 in NM

Livability — Rio Rancho

• Score: 71/100
• State rank: #17
• US rank: #7253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rancho, NM
• County: Sandoval County · 110,336 people
• City population: 110,336
• Metro: Albuquerque, NM
• Population (ZIP): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+80.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $340,000 Southwest MLS
• 2025-07-28 Price Changed $335,000 Southwest MLS
• 2019-06-28 Delisted — Southwest MLS
• 2019-06-26 Sold (Public Records) — Public Records
• 2019-05-16 Pending — Southwest MLS
• 2019-05-16 Relisted — Southwest MLS
• 2019-05-16 Pending — Southwest MLS
• 2019-05-09 Listed $199,900 Southwest MLS
• 2016-06-06 Delisted — Southwest MLS
• 2016-06-02 Listed $188,900 Southwest MLS

Property tax history

+27.2%/yr

Latest (2024): $2,492 · +2.6% YoY. Source: county tax records.