712 Thaxton Ave SE · Albuquerque, NM 87102

$175,000

3 bd · 1.0 ba · 1,296 sqft · Other public records · 9 Days on market

Built 1948 2,831 sqft lot

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Why this score? — see what drove the C 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 +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +5.3/10.0
• 1% rule +4.9/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity. .! home needs some work such as painting and and some cosmetics, home already has utilities turned on, electricity, gas, water, quick fix it and make some equity. .! SOLD AS IS, Broker OwnerREC with 15,000 down payment, interest 12, long term contract

Key facts

• 2,831 sq ft lot
• Garage
• Built 1948

Property features AI

Exterior

• Parking: Detached or attached garage with 1 garage space
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story; Frame construction; Shingle roof
• Construction: Frame construction; Shingle roof
• Exterior features: No notable exterior features reported; Lot approximately 0.07 acres; Zoned R-1; Property faces north; Resale condition

Interior

• Bedrooms: Space for up to 4 bedrooms
• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating; Evaporative cooling
• Interior features: Wood window frames; Wood flooring
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/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 $174k (0.6% below list).
• Recommended offer: $174k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 8.3% 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; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $1,739/mo this rent would consume 49% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — 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 $173,884 (0.6% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.92% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,785
• Equity at exit: $26,093

10-year hold

• IRR: 8.0%
• Equity multiple: 1.65×
• Total profit: $31,937
• Equity at exit: $15,131

Cash invested: $49,000 (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 87102

• Rents YoY: 4.9%
• Active inventory: 143
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$918
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $286

Break-even live

Break-even rent $1,377

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $385	-5% $335	+0% $286	+5% $236	+10% $187
Rent	-10% $148	-5% $217	+0% $286	+5% $354	+10% $423
Rate	-1.0pp $374	-0.5pp $330	base $286	+0.5pp $240	+1.0pp $194

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 High St SE Unit B Albuquerque, NM	4.0	1.5	1000	$2,036	$2.04	24d	1	0.09mi
2101 Elm St SE Apt A Albuquerque, NM	3.0	1.5	1200	$1,450	$1.21	44d	1	0.14mi
1612 3rd St SW Albuquerque, NM	3.0	2.5	1750	$2,150	$1.23	15d	1	0.84mi
3003 Transport St SE Albuquerque, NM	5.0	1.0–5.0	1083	$1,780	$1.64	44d	4	0.86mi
815 John St SE Albuquerque, NM	2.0	1.0	930	$1,600	$1.72	44d	1	0.94mi
702 Broadway Blvd SE #8 Albuquerque, NM	2.0	1.5	1071	$1,825	$1.70	3d	1	1.02mi
1918 Buena Vista Dr SE Unit B Albuquerque, NM	2.0	1.0	1000	$1,300	$1.30	44d	1	1.03mi
1400 Buena Vista Dr SE Albuquerque, NM	3.0	2.0	1718	$2,200	$1.28	44d	1	1.06mi
1304 Buena Vista Dr SE Albuquerque, NM	4.0	2.0	1700	$2,000	$1.18	15d	1	1.07mi
423 High St SE Albuquerque, NM	2.0	2.0	1398	$1,850	$1.32	44d	1	1.19mi
421 High St SE Albuquerque, NM	2.0	2.0	1398	$1,850	$1.32	44d	1	1.19mi
423 Walter St SE Albuquerque, NM	3.0	2.0	1420	$2,599	$1.83	44d	1	1.20mi
2124 Eton Ave SE Unit 1-F Albuquerque, NM	3.0	2.0	1300	$2,600	$2.00	44d	1	1.36mi
2124 Eton Ave SE Albuquerque, NM	3.0	2.0	1300	$2,200	$1.69	44d	1	1.36mi
1704 Lead Ave SE Unit Lead Ave SE unit 1704 Lead C Albuquerque, NM	2.0	2.0	1100	$1,450	$1.32	3d	1	1.36mi
1704 Lead Ave SE Unit Lead Ave SE unit 1704 Lead C Albuquerque, NM	2.0	2.0	1000	$1,450	$1.45	44d	1	1.36mi
323 Platinum St SW Albuquerque, NM	2.0	1.5	1232	$1,800	$1.46	44d	1	1.47mi

Listing history 8 events

1. 2026-06-19
   status $175,000 Pending 9 DOM
2. 2026-06-18
   days on market $175,000 Active 9 DOM
3. 2026-06-17
   days on market $175,000 Active 8 DOM
4. 2026-06-16
   days on market $175,000 Active 7 DOM
5. 2026-06-15
   days on market $175,000 Active 6 DOM
6. 2026-06-13
   days on market $175,000 Active 4 DOM
7. 2026-06-10
   remarks 270-char remark
8. 2026-06-10
   listed $175,000 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: $1,168 · $97/mo
• Projected year-2 tax: $1,400 · $117/mo
• Expected delta: +$232/yr (+$19/mo · 19.9%)

ⓘ 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 5/10 Major 7 d/yr ≥95°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: $20,866
• − Mortgage interest: −$9,803
• − Property taxes: −$1,168
• − Insurance: −$875
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$5,091
• Taxable income: $591
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $3,287/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

3 events — show timeline

• 2026-06-09 Listed $175,000 Southwest MLS
• 2005-03-28 Sold (Public Records) — Public Records
• 2004-09-17 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,168 · +3.2% YoY. Source: county tax records.