354 Buffalo Cir SE · Albuquerque, NM 87123

$25,000

2 bd · 1.0 ba · 784 sqft · SingleFamily · 14 Days on market

Built 1979 Fair condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

AS IS Mobile home located in the Four Hills Mobile Home Park Model: Melody Year: 1979 Sq. Ft. : 784 Bedrooms: 2 Bathrooms: 1 Oversized lot with two sheds Spacious covered deck All appliances stay including new washer and dryer Covered off street parking The space rent is around $750 a month. Sold AS IS. Needs new sink disposal Needs some cosmetic fixes * peeling paint in the bathroom $25,000 OBO

Key facts

• Covered deck
• New washer and dryer
• Oversized lot

Tags

• OVERSIZED LOT
• TWO SHEDS
• COVERED DECK
• NEW WASHER AND DRYER
• COVERED OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 43.7% 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 (-2.1%/yr); 202 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $25,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 4.82% ✓
• Cap rate: 43.72%
• Cash-on-cash: 133.66%
• DSCR: 6.95
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.01×
• Total profit: $42,094
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 13.43×
• Total profit: $87,019
• Equity at exit: $2,162

Cash invested: $7,000 (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 87123

• Rents YoY: -2.1%
• Active inventory: 202
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $780

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 30%

Sensitivity live

Price	-10% $797	-5% $788	+0% $780	+5% $771	+10% $762
Rent	-10% $684	-5% $732	+0% $780	+5% $827	+10% $875
Rate	-1.0pp $792	-0.5pp $786	base $780	+0.5pp $773	+1.0pp $767

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Hanosh Ct SE Albuquerque, NM	2.0	1.0	700	$800	$1.14	44d	1	0.14mi
225 Hanosh Ct SE Apt 3 Albuquerque, NM	2.0	1.0	650	$1,200	$1.85	3d	1	0.16mi
301 Western Skies Dr SE Albuquerque, NM	1.0–3.0	1.0–2.0	806	$1,140	$1.41	3d	17	0.19mi
12901 Central Ave NE Albuquerque, NM	1.0	1.0	540	$1,100	$2.04	44d	1	0.24mi
309 Whispering Sands Ct SE Unit 3 Albuquerque, NM	2.0	1.0	825	$1,200	$1.45	24d	1	0.34mi
200 Figueroa St NE Albuquerque, NM	1.0–2.0	1.0	734	$1,207	$1.64	3d	10	0.35mi
12021 Skyline Rd NE Albuquerque, NM	1.0–3.0	1.0–2.0	875	$1,305	$1.49	3d	17	0.36mi
408 Rainbow Ct SE Albuquerque, NM	2.0	1.0	950	$1,200	$1.26	24d	1	0.44mi
405 Dorado Ct SE Albuquerque, NM	2.0	1.0	800	$1,000	$1.25	45d	1	0.44mi
405 Dorado Ct SE Unit D Albuquerque, NM	2.0	1.0	800	$900	$1.12	44d	1	0.44mi
12736 Singing Arrow Ave SE Unit C Albuquerque, NM	2.0	1.0	800	$950	$1.19	24d	1	0.51mi
521 Nathan St SE Albuquerque, NM	3.0	2.0	1060	$1,895	$1.79	19d	1	0.56mi
12032 Copper Ave NE Albuquerque, NM	2.0	2.5	1090	$1,900	$1.74	3d	1	0.77mi
12008 Copper Ave NE Unit C Albuquerque, NM	2.0	1.0	827	$1,250	$1.51	3d	1	0.77mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	21d	1	0.77mi
13150 Wenonah Ave SE Albuquerque, NM	1.0–2.0	1.0–2.0	789	$1,633	$2.07	3d	16	0.78mi
600 Morris St NE Albuquerque, NM	1.0–2.0	1.0	625	$1,149	$1.84	3d	1	0.84mi
628 Marquis Ct NE Albuquerque, NM	2.0	2.0	1099	$2,800	$2.55	44d	1	0.84mi
12624 Copper Ave NE Apt 3 Albuquerque, NM	2.0	2.0	900	$995	$1.11	44d	1	0.84mi
701 Stephen Moody St SE Albuquerque, NM	1.0–2.0	1.0–2.0	814	$1,715	$2.11	3d	10	0.98mi
12412 Grand Ave NE Albuquerque, NM	3.0	2.0	1022	$1,850	$1.81	45d	1	1.00mi
557 Tramway Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	891	$1,152	$1.29	3d	9	1.08mi
187 Monte Largo Dr NE Apt 1 Albuquerque, NM	2.0	1.0	787	$1,050	$1.33	24d	1	1.09mi
187 Monte Largo Dr NE Albuquerque, NM	2.0	1.0	787	$1,050	$1.33	44d	1	1.09mi
13515 Copper Ave NE #1 Albuquerque, NM	1.0	1.0	625	$1,100	$1.76	24d	1	1.14mi
717 Grace St NE Albuquerque, NM	3.0	1.5	1040	$1,875	$1.80	24d	1	1.21mi
12201 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	800	$1,250	$1.56	44d	6	1.32mi
12301 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	756	$1,325	$1.75	15d	9	1.33mi
12601 Lomas Blvd NE Albuquerque, NM	2.0	1.0	800	$850	$1.06	24d	1	1.33mi
12601 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	750	$850	$1.13	3d	2	1.33mi
12621 Lomas Blvd NE Albuquerque, NM	2.0	1.5	800	$1,115	$1.39	3d	1	1.35mi
12621 Lomas Blvd NE Albuquerque, NM	2.0	1.5	800	$1,250	$1.56	44d	1	1.35mi
14124 Copper Ave NE Albuquerque, NM	1.0–2.0	1.0	770	$1,350	$1.75	24d	11	1.42mi
940 Chelwood Park Blvd NE Unit 3 Albuquerque, NM	2.0	1.0	700	$995	$1.42	3d	1	1.45mi
7801 Marble Ave NE Albuquerque, NM	2.0–3.0	1.5–2.5	1148	$1,565	$1.36	21d	1	1.47mi

Listing history 11 events

1. 2026-06-18
   days on market $25,000 Active 14 DOM
2. 2026-06-17
   days on market $25,000 Active 13 DOM
3. 2026-06-16
   days on market $25,000 Active 12 DOM
4. 2026-06-15
   days on market $25,000 Active 11 DOM
5. 2026-06-13
   days on market $25,000 Active 9 DOM
6. 2026-06-10
   days on market $25,000 Active 6 DOM
7. 2026-06-09
   days on market $25,000 Active 5 DOM
8. 2026-06-08
   days on market $25,000 Active 4 DOM
9. 2026-06-07
   days on market $25,000 Active 3 DOM
10. 2026-06-05
    remarks 401-char remark
11. 2026-06-05
    listed $25,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3 d/yr ≥91°F today · 8 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: $14,468
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$727
• Taxable income: $9,525
• Est. tax owed @ 24.0%: −$2,286
• After-tax cash flow: $7,070/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 · 11 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and maintenance, including major work on the roof and paint, as well as replacing the sink disposal. While it has potential, the current condition is fair and would benefit from a moderate renovation to increase its value.

Repairs flagged

• Major roof — The independent aerial image shows visible wear and tear on the flat roof.
• Major paint — Peeling paint is visible in the bathroom.
• Major sink disposal — The sink disposal is worn and needs replacement.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting will improve the curb appeal and interior aesthetics, enhancing both resale and rental value.
• Both Replacing the sink disposal — A new sink disposal will improve functionality and appearance, making the home more attractive to potential buyers or renters.
• Both Re-roofing the flat roof — Re-roofing will address the major issue with the roof and improve the overall condition of the home, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The independent aerial image shows visible wear and tear on the flat roof.	Major	$15,000–50,000
paint · Peeling paint is visible in the bathroom.	Major	$15,000–50,000
sink disposal · The sink disposal is worn and needs replacement.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting will improve the curb appeal and interior aesthetics, enhancing both resale and rental value. ↑
• Both Replacing the sink disposal — A new sink disposal will improve functionality and appearance, making the home more attractive to potential buyers or renters. ↑
• Both Re-roofing the flat roof — Re-roofing will address the major issue with the roof and improve the overall condition of the home, enhancing both resale and rental value. ↑

ⓘ 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): 42,252
• Household income: $64,359
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 1657.0

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: Hispanic / Latino 44% White 40% Two or more races 18% Native American 6% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 28%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 12% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 22% Vietnamese 2%

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: ▼ -231.76%
• Current HPI: 233.3553
• Rent YoY: ▼ -2.10%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-04 Listed $25,000 ForSaleByOwner.com