4307 Wallace St SE · South Valley, NM 87105

$85,000

4 bd · 3.0 ba · 2,400 sqft · Other public records · 309 Days on market

Built 2010 10,454 sqft lot $35/sqft · 79% below area ↓ 57% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

Key facts

• 0.24 acre lot
• Built 2010
• Listed 309 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.7% vs local median 3.9% in South Valley — 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 60/100 on livability (#113 in NM) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: commute C-, employment D, schools 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: 160 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $2,196/mo this rent would consume 47% of the median local household income ($56k/yr) (locally 1175% 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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 309 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 309 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. 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. 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: 2.58% ✓
• Cap rate: 21.69%
• Cash-on-cash: 55.00%
• DSCR: 3.45
• GRM: 3.2

CMA / ARV

• ARV (median comp): $324,480
• List price: $85,000
• Delta: -73.80%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 53.3%
• Equity multiple: 3.34×
• Total profit: $55,773
• Equity at exit: $12,674

10-year hold

• IRR: 58.5%
• Equity multiple: 6.81×
• Total profit: $138,307
• Equity at exit: $7,349

Cash invested: $23,800 (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 87105

• Active inventory: 160
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $1,091

Break-even live

Break-even rent $815

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5317 Southfort SW Albuquerque, NM	3.0	2.0	2050	$2,850	$1.39	3d	1	1.37mi

Listing history 16 events

1. 2026-06-13
   statusdays on market $85,000 Pending 309 DOM
2. 2026-06-10
   days on market $85,000 Active 307 DOM
3. 2026-06-09
   days on market $85,000 Active 306 DOM
4. 2026-06-08
   days on market $85,000 Active 305 DOM
5. 2026-06-07
   days on market $85,000 Active 304 DOM
6. 2026-06-05
   days on market $85,000 Active 301 DOM
7. 2026-06-03
   days on market $85,000 Active 300 DOM
8. 2026-06-02
   days on market $85,000 Active 299 DOM
9. 2026-06-01
   days on market $85,000 Active 298 DOM
10. 2026-05-31
    days on market $85,000 Active 297 DOM
11. 2026-05-07
    price $85,000 414-char remark

    Show marketing remark (414 chars)

    Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

12. 2026-04-27
    price $95,000 414-char remark

    Show marketing remark (414 chars)

    Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

13. 2026-04-17
    price $125,000 414-char remark

    Show marketing remark (414 chars)

    Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

14. 2025-12-01
    price $165,000 414-char remark

    Show marketing remark (414 chars)

    Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

15. 2025-10-03
    price $180,000 414-char remark

    Show marketing remark (414 chars)

    Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

16. 2025-08-02
    listed $200,000 Active 414-char remark

    Show marketing remark (414 chars)

    Great investment opportunity welcome this home is on . 24 acre, 1,969'sq in living space 4 bedrooms possibley 5, large kitchen and good size bedrooms, Designs by Ron Montoya if you wanted any changes, it is possible. Building permit has been paid for, survey is recorded, site, and new floor plan are available, sewer and water are in front of property in meter box, gas on property. come make this your new home.

ⓘ 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: $1,956 · $163/mo
• Projected year-2 tax: $1,956 · $163/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 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 · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,355
• − Mortgage interest: −$4,761
• − Property taxes: −$1,956
• − Insurance: −$425
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − Depreciation: −$2,473
• Taxable income: $12,523
• Est. tax owed @ 24.0%: −$3,006
• After-tax cash flow: $10,085/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 — South Valley

• Score: 60/100
• State rank: #113
• US rank: #19456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Valley, NM
• County: Bernalillo County · 647,165 people
• City population: 54,215
• Metro: Albuquerque, NM
• Population (ZIP): 54,367
• Household income: $55,644
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1175.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 34% White 14% Native American 6%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 45%

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: ▼ -223.16%
• Current HPI: 269.4587
• Rent YoY: —
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-57.5% since first listed

6 events — show timeline

• 2026-05-07 Price Changed $85,000 Southwest MLS
• 2026-04-27 Price Changed $95,000 Southwest MLS
• 2026-04-17 Price Changed $125,000 Southwest MLS
• 2025-12-01 Price Changed $165,000 Southwest MLS
• 2025-10-03 Price Changed $180,000 Southwest MLS
• 2025-08-02 Listed $200,000 Southwest MLS

Property tax history

+15.8%/yr

Latest (2024): $1,956 · +335.9% YoY. Source: county tax records.