2061 Solara Loop NE · Rio Rancho, NM 87144

$379,900

4 bd · 2.5 ba · 2,339 sqft · SingleFamily public records · 87 Days on market

Built 2016 5,663 sqft lot $162/sqft · 6% below area Est $415k · 8% under $35/mo HOA · 1% of rent ↓ 3% since listing

---

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).

• ARV discount +11.3/15.0
• Cash flow +8.1/30.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Rio Rancho, this spacious two-story home offers 4 bedrooms and 2.5 bathrooms with a functional and inviting layout. Enjoy year-round comfort with two refrigerated air units. The fully landscaped backyard is perfect for entertaining or relaxing, featuring a pergola, playground set and additional storage space. Conveniently situated near shopping, dining, parks, and schools, this home combines comfort, space, and location don't miss this opportunity!

Key facts

• Pergola
• Playground set
• 5,663 sq ft lot

Tags

• FULLY LANDSCAPED BACKYARD
• PERGOLA
• PLAYGROUND SET
• ADDITIONAL STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-375 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (32.1% below list).
• Recommended offer: $258k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% in Rio Rancho — 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 71/100 on livability (#17 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: amenities D, commute F.
• Rio Rancho Public Schools (suburban): math 48% / reading 73% proficiency, ranked #4 of 29 in NM (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ernest Stapleton Elementary (815 students, 17% FRL); Eagle Ridge Middle (823 students, 100% FRL); Cleveland High School (math 46% / reading 70%, grade C, #32 of 110 statewide, top 28%, 2,631 students, 18% FRL).
• Market conditions: Rents rising fast (+6.9%/yr); 1325 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).
• This rent runs 33% of the median local income ($95k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.

Recommended offer $257,925 (32.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.68% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (median comp): $415,116
• List price: $379,900
• Delta: -8.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2061 Solara Loop NE	0.00mi	4/2.5	2,395 (+2%)	0mo	$379,900	$159	96
2744 Camino Plata Loop NE	0.22mi	4/3.0	2,349 (+0%)	1mo	$495,000	$211	86
2677 Camino Azul Loop	0.32mi	4/2.5	2,440 (+4%)	1mo	$461,180	$189	77
2562 Seaforth Cir	0.43mi	4/3.0	2,390 (+2%)	1mo	$469,995	$197	74
1044 Grace Ct NE	0.10mi	4/3.5	2,674 (+14%)	1mo	$530,000	$198	67
2665 Seaforth Cir	0.38mi	3/2.5 (-1)	2,164 (-8%)	2mo	$495,900	$229	63
2701 Seaforth Cir	0.37mi	3/2.5 (-1)	2,099 (-10%)	0mo	$492,000	$234	60
2582 Seaforth Cir	0.43mi	4/3.0	2,080 (-11%)	2mo	$464,995	$224	58
2570 Seaforth Cir	0.43mi	4/3.0	2,080 (-11%)	2mo	$442,995	$213	58
2569 Eglisfield Loop NE	0.46mi	4/2.5	2,078 (-11%)	3mo	$429,990	$207	58
2609 Eglisfield Loop NE	0.51mi	4/2.5	2,078 (-11%)	1mo	$429,990	$207	57
707 Bulb Ct NE	0.72mi	3/2.5 (-1)	2,415 (+3%)	1mo	$550,000	$228	55

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.29×
• Total profit: $-75,104
• Equity at exit: $56,644

10-year hold

• IRR: -6.4%
• Equity multiple: 0.53×
• Total profit: $-50,060
• Equity at exit: $32,847

Cash invested: $106,372 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1325
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,579 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$228 /mo · $2,731/yr
• Insurance: −$158
• HOA: −$35
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-375

Break-even live

Break-even rent $3,055

Max offer price $313,571

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-268	+0% $-375	+5% $-483	+10% $-591
Rent	-10% $-579	-5% $-477	+0% $-375	+5% $-274	+10% $-172
Rate	-1.0pp $-184	-0.5pp $-279	base $-375	+0.5pp $-474	+1.0pp $-574

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2590 Camino Plata Loop NE Rio Rancho, NM	3.0	2.0	1694	$2,600	$1.53	45d	1	0.18mi
2600 Idalia Rd NE Rio Rancho, NM	3.0	2.0	1750	$2,500	$1.43	4d	1	0.42mi
1832 Chicoma Rd NE Rio Rancho, NM	4.0	2.5	2198	$2,500	$1.14	4d	1	0.99mi
1817 San Pedro Rd NE Rio Rancho, NM	4.0	2.5	2130	$2,000	$0.94	25d	1	1.01mi
3533 Wild Horse Rd NE Rio Rancho, NM	5.0	3.0	2522	$2,670	$1.06	45d	1	1.05mi
3716 Rancher Loop NE Rio Rancho, NM	4.0	2.0	1680	$2,100	$1.25	3d	1	1.23mi
2011 Dillon Dr NE Rio Rancho, NM	4.0	2.5	2367	$2,750	$1.16	13d	1	1.24mi
450 Minturn Loop NE Rio Rancho, NM	4.0	2.5	2327	$2,400	$1.03	25d	1	1.26mi
154 Prado Verde Ct NE Rio Rancho, NM	4.0	2.5	2399	$2,500	$1.04	3d	1	1.32mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 4 events

1. 2026-05-02
   status Pending 476-char remark

   Show marketing remark (476 chars)

   Located in the heart of Rio Rancho, this spacious two-story home offers 4 bedrooms and 2.5 bathrooms with a functional and inviting layout. Enjoy year-round comfort with two refrigerated air units. The fully landscaped backyard is perfect for entertaining or relaxing, featuring a pergola, playground set and additional storage space. Conveniently situated near shopping, dining, parks, and schools, this home combines comfort, space, and location don't miss this opportunity!

2. 2026-04-23
   price $379,900 476-char remark

   Show marketing remark (476 chars)

   Located in the heart of Rio Rancho, this spacious two-story home offers 4 bedrooms and 2.5 bathrooms with a functional and inviting layout. Enjoy year-round comfort with two refrigerated air units. The fully landscaped backyard is perfect for entertaining or relaxing, featuring a pergola, playground set and additional storage space. Conveniently situated near shopping, dining, parks, and schools, this home combines comfort, space, and location don't miss this opportunity!

3. 2026-01-19
   listed $389,900 Active 476-char remark

   Show marketing remark (476 chars)

   Located in the heart of Rio Rancho, this spacious two-story home offers 4 bedrooms and 2.5 bathrooms with a functional and inviting layout. Enjoy year-round comfort with two refrigerated air units. The fully landscaped backyard is perfect for entertaining or relaxing, featuring a pergola, playground set and additional storage space. Conveniently situated near shopping, dining, parks, and schools, this home combines comfort, space, and location don't miss this opportunity!

4. 2021-07-30
   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: $2,731 · $228/mo
• Projected year-2 tax: $3,039 · $253/mo
• Expected delta: +$309/yr (+$26/mo · 11.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $30,951
• − Mortgage interest: −$21,280
• − Property taxes: −$2,731
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$420
• − Depreciation: −$11,052
• Taxable loss: −$11,383
• Est. tax savings @ 24.0%: +$2,732
• After-tax cash flow: $-1,774/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: Rio Rancho Public Schools
• NCES district ID: 3500010
• Math proficiency: 48% ▲ 38.00%
• Reading proficiency: 73% ▲ 48.00%
• Median HH income: $59,410
• Composite: 52.29/100
• National rank: #1595
• State rank: #4 of 29 in NM

Livability — Rio Rancho

• Score: 71/100
• State rank: #17
• US rank: #7253

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rancho, NM
• County: Sandoval County · 110,336 people
• City population: 110,336
• Metro: Albuquerque, NM
• Population (ZIP): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-2.6% since first listed

4 events — show timeline

• 2026-05-02 Pending — Southwest MLS
• 2026-04-23 Price Changed $379,900 Southwest MLS
• 2026-01-19 Listed $389,900 Southwest MLS
• 2021-07-30 Sold (Public Records) — Public Records

Property tax history

+114.7%/yr

Latest (2023): $2,731 · +1.9% YoY. Source: county tax records.