8110 Robin Ave NE · Albuquerque, NM 87110

$219,000

4 bd · 3.0 ba · 2,742 sqft · SingleFamily public records · 125 Days on market

Built 1953 6,708 sqft lot $80/sqft · 42% below area Est $380k · 42% under ↓ 12% since listing

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED! Bank Owned Fixer Upper in Prime NE Albuquerque Location! ARV $385-400KGreat opportunity in a highly desirable NE Albuquerque neighborhood. This property needs Repairs, New Roof, Remodeling, a Full Rehab--perfect for investors, flippers, or buyers looking to build equity with renovations. Conveniently located close to the Abq Uptown district shopping malls, restaurants, and everyday amenities, with easy access to I-40 for commuting. Excellent potential in a strong area where updated homes are in demand. Property is being sold As-Is. Cash only.

Key facts

• 6,708 sq ft lot
• Garage
• Built 1953

Tags

• PRIME NE ALBUQUERQUE LOCATION
• CLOSE TO SHOPPING MALLS
• EASY ACCESS TO MAJOR ROADS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $246 ($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 $215k (1.7% below list).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+2.7%/yr); 192 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 40% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.98% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (median comp): $379,590
• List price: $219,000
• Delta: -42.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8904 Haines Ave NE	0.45mi	4/3.0	2,809 (+2%)	16mo	$470,000	$167	62
1525 Marron Cir NE	0.34mi	4/2.5	2,443 (-11%)	3mo	$455,000	$186	61
7200 Constitution Ave NE	0.74mi	4/3.0	2,454 (-10%)	1mo	$450,000	$183	48
2120 Hoffman Dr NE	0.46mi	3/3.0 (-1)	2,377 (-13%)	7mo	$395,000	$166	45
1620 Moon St NE	0.68mi	5/2.5 (+1)	2,476 (-10%)	4mo	$360,000	$145	42

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-20,533
• Equity at exit: $32,654

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-621
• Equity at exit: $18,935

Cash invested: $61,320 (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 87110

• Rents YoY: 2.7%
• Active inventory: 192
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$215 /mo · $2,574/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $246

Break-even live

Break-even rent $1,841

Max offer price $219,000

Occupancy floor 84%

Sensitivity live

Price	-10% $370	-5% $308	+0% $246	+5% $184	+10% $122
Rent	-10% $76	-5% $161	+0% $246	+5% $331	+10% $416
Rate	-1.0pp $356	-0.5pp $302	base $246	+0.5pp $189	+1.0pp $132

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 Utah St NE Albuquerque, NM	3.0	2.0	1917	$1,900	$0.99	4d	1	0.18mi
1413 Field Dr NE Albuquerque, NM	3.0	2.0	1847	$3,000	$1.62	45d	1	0.54mi
7408 Euclid Ave NE Albuquerque, NM	3.0	2.0	1750	$2,150	$1.23	24d	1	0.58mi
1504 Mesilla St NE Albuquerque, NM	3.0	2.0	2261	$2,000	$0.88	4d	1	0.73mi
1316 Espejo St NE Albuquerque, NM	3.0	2.0	1876	$2,200	$1.17	4d	1	1.10mi
1705 California St NE Albuquerque, NM	3.0	2.0	1832	$1,900	$1.04	24d	1	1.27mi

Listing history 19 events

1. 2026-06-18
   days on market $219,000 Active 125 DOM
2. 2026-06-17
   days on market $219,000 Active 124 DOM
3. 2026-06-16
   days on market $219,000 Active 123 DOM
4. 2026-06-15
   days on market $219,000 Active 122 DOM
5. 2026-06-13
   days on market $219,000 Active 120 DOM
6. 2026-06-10
   days on market $219,000 Active 117 DOM
7. 2026-06-09
   days on market $219,000 Active 116 DOM
8. 2026-06-08
   days on market $219,000 Active 115 DOM
9. 2026-06-07
   remarks 593-char remark
10. 2026-06-07
    days on market $219,000 Active 114 DOM
11. 2026-06-05
    days on market $219,000 Active 111 DOM
12. 2026-06-03
    days on market $219,000 Active 110 DOM
13. 2026-06-02
    days on market $219,000 Active 109 DOM
14. 2026-06-01
    days on market $219,000 Active 108 DOM
15. 2026-05-31
    days on market $219,000 Active 107 DOM
16. 2026-05-05
    price $229,000 565-char remark

    Show marketing remark (565 chars)

    PRICE REDUCED! Bank Owned Fixer Upper in Prime NE Albuquerque Location! ARV $385-400KGreat opportunity in a highly desirable NE Albuquerque neighborhood. This property needs Repairs, New Roof, Remodeling, a Full Rehab--perfect for investors, flippers, or buyers looking to build equity with renovations. Conveniently located close to the Abq Uptown district shopping malls, restaurants, and everyday amenities, with easy access to I-40 for commuting. Excellent potential in a strong area where updated homes are in demand. Property is being sold As-Is. Cash only.

17. 2026-03-14
    price $245,000 565-char remark

    Show marketing remark (565 chars)

    PRICE REDUCED! Bank Owned Fixer Upper in Prime NE Albuquerque Location! ARV $385-400KGreat opportunity in a highly desirable NE Albuquerque neighborhood. This property needs Repairs, New Roof, Remodeling, a Full Rehab--perfect for investors, flippers, or buyers looking to build equity with renovations. Conveniently located close to the Abq Uptown district shopping malls, restaurants, and everyday amenities, with easy access to I-40 for commuting. Excellent potential in a strong area where updated homes are in demand. Property is being sold As-Is. Cash only.

18. 2026-02-11
    soldstatus $269,000
19. 2026-02-06
    listed $259,000 Active 565-char remark

    Show marketing remark (565 chars)

    PRICE REDUCED! Bank Owned Fixer Upper in Prime NE Albuquerque Location! ARV $385-400KGreat opportunity in a highly desirable NE Albuquerque neighborhood. This property needs Repairs, New Roof, Remodeling, a Full Rehab--perfect for investors, flippers, or buyers looking to build equity with renovations. Conveniently located close to the Abq Uptown district shopping malls, restaurants, and everyday amenities, with easy access to I-40 for commuting. Excellent potential in a strong area where updated homes are in demand. Property is being sold As-Is. Cash only.

ⓘ 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: $2,574 · $215/mo
• Projected year-2 tax: $2,574 · $215/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) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 15 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: $25,827
• − Mortgage interest: −$12,267
• − Property taxes: −$2,574
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$6,371
• Taxable loss: −$613
• Est. tax savings @ 24.0%: +$147
• After-tax cash flow: $3,100/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): 39,685
• Household income: $64,892
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1845.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 39% Two or more races 18% Native American 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 14% Chinese 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: ▼ -329.45%
• Current HPI: 256.0806
• Rent YoY: ▲ 2.67%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-11.6% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $229,000 Southwest MLS
• 2026-03-14 Price Changed $245,000 Southwest MLS
• 2026-02-11 Sold (Public Records) $269,000 Public Records
• 2026-02-06 Listed $259,000 Southwest MLS

Property tax history

+9.5%/yr

Latest (2025): $2,574 · +3.3% YoY. Source: county tax records.