8 Rampart Rd · Cedro, NM 87059

$200,000

3 bd · 1.5 ba · 1,512 sqft · Other public records · 264 Days on market

Built 1994 0.80 ac lot

---

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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.3/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and creativity to this 3 bedroom, 2 bathroom home in Tijeras, set on almost an acre of wooded land. This property offers privacy, space and multiple sheds for storage, hobbies or workshop use. Surrounded by trees and natural beauty, this property is a great opportunity for investors or handy buyers looking to create their own retreat.

Key facts

• Multiple sheds
• Natural beauty
• Wooded land

Tags

• WOODED LAND
• MULTIPLE SHEDS
• NATURAL BEAUTY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.6% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#163 in NM) — a working-class tenant base; expect higher turnover. Strengths: housing A+, employment A-; Watch: cost of living C-, amenities F, commute 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.
• Zoned schools: A. Montoya Elementary (410 students, 44% FRL); Roosevelt Middle (381 students, 34% FRL); Nex Gen Academy (math 70% / reading 90%, grade A, #3 of 110 statewide, top 5%, 237 students, 20% FRL) — zoned schools average 33% FRL vs 60% district-wide (27 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 80% at this address vs 63% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Albuquerque Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 149 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.90% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-20,812
• Equity at exit: $29,821

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,349
• Equity at exit: $17,292

Cash invested: $56,000 (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 87059

• Home prices YoY: -16.7%
• Active inventory: 149
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $183

Break-even live

Break-even rent $1,576

Max offer price $200,000

Occupancy floor 85%

Sensitivity live

Price	-10% $296	-5% $240	+0% $183	+5% $126	+10% $70
Rent	-10% $40	-5% $112	+0% $183	+5% $254	+10% $326
Rate	-1.0pp $284	-0.5pp $234	base $183	+0.5pp $131	+1.0pp $78

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $200,000 Active 264 DOM
2. 2026-06-18
   days on market $200,000 Active 261 DOM
3. 2026-06-17
   days on market $200,000 Active 260 DOM
4. 2026-06-16
   days on market $200,000 Active 259 DOM
5. 2026-06-15
   days on market $200,000 Active 258 DOM
6. 2026-06-13
   days on market $200,000 Active 256 DOM
7. 2026-06-10
   days on market $200,000 Active 253 DOM
8. 2026-06-09
   days on market $200,000 Active 252 DOM
9. 2026-06-08
   days on market $200,000 Active 251 DOM
10. 2026-06-07
    days on market $200,000 Active 250 DOM
11. 2026-06-05
    days on market $200,000 Active 247 DOM
12. 2026-06-03
    days on market $200,000 Active 246 DOM
13. 2026-06-02
    days on market $200,000 Active 245 DOM
14. 2026-06-01
    days on market $200,000 Active 244 DOM
15. 2026-05-31
    days on market $200,000 Active 243 DOM
16. 2026-05-18
    status Active 354-char remark

    Show marketing remark (354 chars)

    Bring your vision and creativity to this 3 bedroom, 2 bathroom home in Tijeras, set on almost an acre of wooded land. This property offers privacy, space and multiple sheds for storage, hobbies or workshop use. Surrounded by trees and natural beauty, this property is a great opportunity for investors or handy buyers looking to create their own retreat.

17. 2026-05-17
    historical 354-char remark

    Show marketing remark (354 chars)

    Bring your vision and creativity to this 3 bedroom, 2 bathroom home in Tijeras, set on almost an acre of wooded land. This property offers privacy, space and multiple sheds for storage, hobbies or workshop use. Surrounded by trees and natural beauty, this property is a great opportunity for investors or handy buyers looking to create their own retreat.

18. 2026-03-02
    status Active 354-char remark

    Show marketing remark (354 chars)

    Bring your vision and creativity to this 3 bedroom, 2 bathroom home in Tijeras, set on almost an acre of wooded land. This property offers privacy, space and multiple sheds for storage, hobbies or workshop use. Surrounded by trees and natural beauty, this property is a great opportunity for investors or handy buyers looking to create their own retreat.

19. 2026-02-20
    status Pending 354-char remark

    Show marketing remark (354 chars)

    Bring your vision and creativity to this 3 bedroom, 2 bathroom home in Tijeras, set on almost an acre of wooded land. This property offers privacy, space and multiple sheds for storage, hobbies or workshop use. Surrounded by trees and natural beauty, this property is a great opportunity for investors or handy buyers looking to create their own retreat.

20. 2025-09-16
    listed $200,000 Active 354-char remark

    Show marketing remark (354 chars)

    Bring your vision and creativity to this 3 bedroom, 2 bathroom home in Tijeras, set on almost an acre of wooded land. This property offers privacy, space and multiple sheds for storage, hobbies or workshop use. Surrounded by trees and natural beauty, this property is a great opportunity for investors or handy buyers looking to create their own retreat.

21. 2021-06-30
    soldstatus
22. 2021-05-05
    status Pending
23. 2021-02-18
    listed $185,000 Active
24. 1995-10-18
    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: $1,354 · $113/mo
• Projected year-2 tax: $1,600 · $133/mo
• Expected delta: +$246/yr (+$20/mo · 18.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,691
• − Mortgage interest: −$11,203
• − Property taxes: −$1,354
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$5,818
• Taxable loss: −$1,155
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $2,473/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 — Cedro

• Score: 57/100
• State rank: #163
• US rank: #22112

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedro, NM
• Population (ZIP): 10,012

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 28% Two or more races 18% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Slovak 4% Portuguese 3% Lithuanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 10% 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: ▼ -48.45%
• Current HPI: 241.4888
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+8.1% since first listed

9 events — show timeline

• 2026-05-18 Relisted — Southwest MLS
• 2026-05-17 Delisted — Southwest MLS
• 2026-03-02 Relisted — Southwest MLS
• 2026-02-20 Pending — Southwest MLS
• 2025-09-16 Listed $200,000 Southwest MLS
• 2021-06-30 Sold (Public Records) — Public Records
• 2021-05-05 Pending — Southwest MLS
• 2021-02-18 Listed $185,000 Southwest MLS
• 1995-10-18 Sold (Public Records) — Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,354 · +0.3% YoY. Source: county tax records.