224 E Atrisco Vista Blvd SW Trlr 1020 · Albuquerque, NM 87121

$80,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 136 Days on market

Manufactured home Built 2012 Good condition $66/sqft · 29% below area Est $113k · 29% under ↓ 5% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

This beautifully maintained manufactured home in the desirable Tierra West neighborhood is move-in ready and full of value. Featuring a tastefully updated kitchen, newer flooring, and fresh interior paint, the home offers a modern feel while maintaining a warm and inviting atmosphere. Pride of ownership is evident throughout, with consistent upkeep and attention to detail.

Key facts

• 2 parking spots
• Built 2012
• Listed 135 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.8% 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: 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.
• Zoned schools: Painted Sky Elementary (620 students, 100% FRL); Jimmy Carter Middle (542 students, 100% FRL); Nex Gen Academy (math 70% / reading 90%, grade A, #3 of 110 statewide, top 5%, 237 students, 20% FRL).
• 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: Rents soft (-1.9%/yr); 359 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 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 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?
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: 1.83% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $112,526
• List price: $80,000
• Delta: -28.91%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10624 Andalusian Ave SW	1.75mi	3/2.0	1,354 (+11%)	1mo	$278,000	$205	45
1325 Elfego Baca Dr SW	1.66mi	3/2.0	1,360 (+12%)	2mo	$326,000	$240	44
10308 Connemara Dr SW	1.99mi	3/2.0	1,443 (+19%)	0mo	$305,000	$211	40
820 110th St SW	1.68mi	3/2.0	1,418 (+17%)	0mo	$299,000	$211	40
10776 Pipestone Rd SW	2.18mi	3/2.0	1,548 (+27%)	0mo	$340,000	$220	40
724 Shire St SW	1.53mi	3/2.0	1,398 (+15%)	0mo	$295,000	$211	40
819 Shire St SW	1.49mi	3/2.0	1,412 (+16%)	1mo	$289,900	$205	39
10811 Roan Ave SW	1.76mi	3/2.0	1,418 (+17%)	2mo	$285,500	$201	39
10825 Sabino Loop SW	2.11mi	3/2.0	1,557 (+28%)	2mo	$349,900	$225	38
936 Cockatiel Dr SW	1.76mi	4/2.0 (+1)	1,573 (+29%)	1mo	$300,000	$191	34
11209 Red Robin Rd SW	1.50mi	4/2.0 (+1)	1,560 (+28%)	2mo	$295,000	$189	34
10705 Buck Island Rd SW	2.21mi	2/2.0 (-1)	1,032 (-15%)	2mo	$265,000	$257	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.95×
• Total profit: $21,172
• Equity at exit: $11,928

10-year hold

• IRR: 29.8%
• Equity multiple: 3.29×
• Total profit: $51,403
• Equity at exit: $6,917

Cash invested: $22,400 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $110,000 ($102/sqft)
• Median days on market: 28 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -9.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 87121

• Home prices YoY: -19.4%
• Rents YoY: -1.9%
• Active inventory: 359
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $603

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 54%

Sensitivity live

Price	-10% $658	-5% $631	+0% $603	+5% $575	+10% $548
Rent	-10% $487	-5% $545	+0% $603	+5% $661	+10% $719
Rate	-1.0pp $643	-0.5pp $623	base $603	+0.5pp $582	+1.0pp $561

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: $20,000
• Closing costs: $2,400
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-09
   days on market $80,000 Active 136 DOM
2. 2026-08-08
   days on market $80,000 Active 135 DOM
3. 2026-08-07
   days on market $80,000 Active 134 DOM
4. 2026-08-06
   days on market $80,000 Active 133 DOM
5. 2026-08-05
   days on market $80,000 Active 132 DOM
6. 2026-08-04
   days on market $80,000 Active 131 DOM
7. 2026-08-03
   days on market $80,000 Active 130 DOM
8. 2026-08-01
   days on market $80,000 Active 127 DOM
9. 2026-07-30
   days on market $80,000 Active 126 DOM
10. 2026-07-20
    days on market $80,000 Active 125 DOM
11. 2026-07-18
    days on market $80,000 Active 123 DOM
12. 2026-07-18
    days on market $80,000 Active 122 DOM
13. 2026-07-16
    days on market $80,000 Active 121 DOM
14. 2026-07-15
    days on market $80,000 Active 120 DOM
15. 2026-07-14
    days on market $80,000 Active 119 DOM
16. 2026-07-13
    days on market $80,000 Active 118 DOM
17. 2026-07-13
    days on market $80,000 Active 117 DOM
18. 2026-07-11
    days on market $80,000 Active 116 DOM
19. 2026-07-10
    days on market $80,000 Active 115 DOM
20. 2026-07-09
    days on market $80,000 Active 114 DOM
21. 2026-07-07
    days on market $80,000 Active 112 DOM
22. 2026-07-06
    days on market $80,000 Active 111 DOM
23. 2026-07-05
    days on market $80,000 Active 110 DOM
24. 2026-07-03
    days on market $80,000 Active 108 DOM
25. 2026-07-02
    days on market $80,000 Active 107 DOM
26. 2026-07-01
    days on market $80,000 Active 106 DOM
27. 2026-06-30
    days on market $80,000 Active 105 DOM
28. 2026-06-29
    days on market $80,000 Active 104 DOM
29. 2026-06-28
    days on market $80,000 Active 103 DOM
30. 2026-06-27
    days on market $80,000 Active 102 DOM
31. 2026-06-27
    days on market $80,000 Active 101 DOM
32. 2026-06-25
    days on market $80,000 Active 99 DOM
33. 2026-06-22
    days on market $80,000 Active 97 DOM
34. 2026-06-22
    pricedays on market $80,000 Active 96 DOM
35. 2026-06-18
    days on market $85,000 Active 93 DOM
36. 2026-06-17
    days on market $85,000 Active 92 DOM
37. 2026-06-16
    days on market $85,000 Active 91 DOM
38. 2026-06-15
    days on market $85,000 Active 90 DOM
39. 2026-06-13
    days on market $85,000 Active 88 DOM
40. 2026-06-10
    days on market $85,000 Active 85 DOM
41. 2026-06-09
    days on market $85,000 Active 84 DOM
42. 2026-06-08
    days on market $85,000 Active 83 DOM
43. 2026-06-07
    days on market $85,000 Active 82 DOM
44. 2026-06-05
    days on market $85,000 Active 79 DOM
45. 2026-06-03
    days on market $85,000 Active 78 DOM
46. 2026-06-02
    days on market $85,000 Active 77 DOM
47. 2026-06-01
    days on market $85,000 Active 76 DOM
48. 2026-05-31
    days on market $85,000 Active 75 DOM
49. 2026-04-17
    price $90,000 375-char remark

    Show marketing remark (375 chars)

    This beautifully maintained manufactured home in the desirable Tierra West neighborhood is move-in ready and full of value. Featuring a tastefully updated kitchen, newer flooring, and fresh interior paint, the home offers a modern feel while maintaining a warm and inviting atmosphere. Pride of ownership is evident throughout, with consistent upkeep and attention to detail.

50. 2026-03-04
    listed $95,000 Active 375-char remark

    Show marketing remark (375 chars)

    This beautifully maintained manufactured home in the desirable Tierra West neighborhood is move-in ready and full of value. Featuring a tastefully updated kitchen, newer flooring, and fresh interior paint, the home offers a modern feel while maintaining a warm and inviting atmosphere. Pride of ownership is evident throughout, with consistent upkeep and attention to detail.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 2 d/yr ≥95°F today · 5 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: $17,556
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$2,327
• Taxable income: $6,339
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $5,714/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $6,080–$18,240 screening

This move-in ready manufactured home in Tierra West offers a modern and updated interior with fresh paint and updated appliances, making it a great investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both exterior paint — fresh paint improves curb appeal and value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 40/100

Zoned Schools

Elementary Painted Sky Elementary Middle Jimmy Carter Middle High West Mesa High F NM #61/110 Nat'l #8,169/17,239

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

B Composite livability gradescore 72/100

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

• County: Bernalillo County · 704,528 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 75,510
• Household income: $60,796
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 32% White 9% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 44% Tagalog/Filipino 1%

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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: ▼ -62.80%
• Current HPI: 261.8123
• Rent YoY: ▼ -1.86%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-5.3% since first listed

2 events — show timeline

• 2026-04-17 Price Changed $90,000 Southwest MLS
• 2026-03-04 Listed $95,000 Southwest MLS