4717 Gibson Blvd SE · Albuquerque, NM 87108

$299,000

4 bd · 2.0 ba · 1,440 sqft · Other public records · 131 Days on market

Built 1985 7,013 sqft lot $208/sqft · 29% below area Est $425k · 30% under ↓ 9% since listing

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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 +15.0/15.0
• Cash flow +9.1/30.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on Market. Buyer Financing Fell Through. 20K Price Improvement! Nice One Story Pitch Roof Ranch Style. Attached 2 Bedroom One bath Duplex with detached 3 Car Garage. Well maintained with Washer/Dryer Hook ups, Sliding glass doors to small fenced Back yards. CFA gas heating and evap cooling. Wrought Iron Security Doors and Bars on windows with quick releases. Separate gas and electric meters. EZ care landscaping. All units on Month to Month Tenancy. Garage is rented separately to 3rd party @ $300. Do Not Disturb Tenants or Walk Property. Showings to Pre-Qualified Buyers with 24 Hour Notice.

Key facts

• One story pitch roof
• Sliding glass doors
• Cfa gas heating

Tags

• ONE STORY PITCH ROOF
• RANCH STYLE
• WASHER DRYER HOOK UPS
• SLIDING GLASS DOORS
• CFA GAS HEATING
• EVAP COOLING

🏷️ Possibly a rental listed for sale. The $299,000 price doesn't fit this home's estimated sale value (~$425,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (30.1% below list).
• Recommended offer: $209k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% 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: Coronado Elementary (308 students, 30% FRL); Wilson Middle (401 students, 100% FRL); Highland High (math 30% / reading 70%, grade D+, #36 of 110 statewide, top 45%, 1,152 students, 100% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 63% district-wide (-13 pts) — the specific schools serving this property underperform the Albuquerque Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 170 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $2,091/mo this rent would consume 59% of the median local household income ($43k/yr) (locally 3480% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $209,129 (30.1% 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 131 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.38%
• Cash-on-cash: -3.27%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (median comp): $425,000
• List price: $299,000
• Delta: -29.65%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-64,034
• Equity at exit: $44,582

10-year hold

• IRR: -17.5%
• Equity multiple: 0.06×
• Total profit: $-78,731
• Equity at exit: $25,852

Cash invested: $83,720 (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 87108

• Rents YoY: 2.5%
• Active inventory: 170
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-228

Break-even live

Break-even rent $2,380

Max offer price $258,681

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-144	+0% $-228	+5% $-313	+10% $-397
Rent	-10% $-393	-5% $-311	+0% $-228	+5% $-146	+10% $-63
Rate	-1.0pp $-78	-0.5pp $-152	base $-228	+0.5pp $-306	+1.0pp $-385

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1707 Anderson Pl SE Albuquerque, NM	3.0	2.0	1624	$2,999	$1.85	5d	1	0.26mi
4902 Southern Ave SE Albuquerque, NM	4.0	2.0	1524	$1,900	$1.25	25d	1	0.57mi
4679 Idlewilde Ln SE Albuquerque, NM	3.0	2.0	1429	$2,200	$1.54	16d	1	0.67mi
4903 Idlewilde Ln SE Albuquerque, NM	3.0	2.0	1772	$2,050	$1.16	45d	1	0.67mi
825 Palomas Dr SE Albuquerque, NM	4.0	2.5	1789	$800	$0.45	16d	1	0.80mi
1109 Indiana St SE Albuquerque, NM	3.0	2.0	1650	$1,850	$1.12	4d	1	1.17mi
317 Morningside Dr SE Albuquerque, NM	3.0	2.0	1322	$2,200	$1.66	45d	1	1.25mi
950 Louisiana Blvd SE Albuquerque, NM	3.0	1.0	579	$1,395	$2.41	4d	35	1.35mi
529 Indiana St SE Apt D Albuquerque, NM	3.0	1.0	1000	$1,500	$1.50	46d	1	1.38mi

Listing history 9 events

1. 2026-06-02
   status $299,000 Pending 131 DOM
2. 2026-06-01
   days on market $299,000 Active 131 DOM
3. 2026-05-31
   days on market $299,000 Active 130 DOM
4. 2026-05-10
   status Active 601-char remark

   Show marketing remark (601 chars)

   Back on Market. Buyer Financing Fell Through. 20K Price Improvement! Nice One Story Pitch Roof Ranch Style. Attached 2 Bedroom One bath Duplex with detached 3 Car Garage. Well maintained with Washer/Dryer Hook ups, Sliding glass doors to small fenced Back yards. CFA gas heating and evap cooling. Wrought Iron Security Doors and Bars on windows with quick releases. Separate gas and electric meters. EZ care landscaping. All units on Month to Month Tenancy. Garage is rented separately to 3rd party @ $300. Do Not Disturb Tenants or Walk Property. Showings to Pre-Qualified Buyers with 24 Hour Notice.

5. 2026-05-01
   status Pending 601-char remark

   Show marketing remark (601 chars)

   Back on Market. Buyer Financing Fell Through. 20K Price Improvement! Nice One Story Pitch Roof Ranch Style. Attached 2 Bedroom One bath Duplex with detached 3 Car Garage. Well maintained with Washer/Dryer Hook ups, Sliding glass doors to small fenced Back yards. CFA gas heating and evap cooling. Wrought Iron Security Doors and Bars on windows with quick releases. Separate gas and electric meters. EZ care landscaping. All units on Month to Month Tenancy. Garage is rented separately to 3rd party @ $300. Do Not Disturb Tenants or Walk Property. Showings to Pre-Qualified Buyers with 24 Hour Notice.

6. 2026-04-05
   price $299,000 601-char remark

   Show marketing remark (601 chars)

   Back on Market. Buyer Financing Fell Through. 20K Price Improvement! Nice One Story Pitch Roof Ranch Style. Attached 2 Bedroom One bath Duplex with detached 3 Car Garage. Well maintained with Washer/Dryer Hook ups, Sliding glass doors to small fenced Back yards. CFA gas heating and evap cooling. Wrought Iron Security Doors and Bars on windows with quick releases. Separate gas and electric meters. EZ care landscaping. All units on Month to Month Tenancy. Garage is rented separately to 3rd party @ $300. Do Not Disturb Tenants or Walk Property. Showings to Pre-Qualified Buyers with 24 Hour Notice.

7. 2026-02-19
   price $319,000 601-char remark

   Show marketing remark (601 chars)

   Back on Market. Buyer Financing Fell Through. 20K Price Improvement! Nice One Story Pitch Roof Ranch Style. Attached 2 Bedroom One bath Duplex with detached 3 Car Garage. Well maintained with Washer/Dryer Hook ups, Sliding glass doors to small fenced Back yards. CFA gas heating and evap cooling. Wrought Iron Security Doors and Bars on windows with quick releases. Separate gas and electric meters. EZ care landscaping. All units on Month to Month Tenancy. Garage is rented separately to 3rd party @ $300. Do Not Disturb Tenants or Walk Property. Showings to Pre-Qualified Buyers with 24 Hour Notice.

8. 2026-01-11
   listed $329,000 Active 601-char remark

   Show marketing remark (601 chars)

   Back on Market. Buyer Financing Fell Through. 20K Price Improvement! Nice One Story Pitch Roof Ranch Style. Attached 2 Bedroom One bath Duplex with detached 3 Car Garage. Well maintained with Washer/Dryer Hook ups, Sliding glass doors to small fenced Back yards. CFA gas heating and evap cooling. Wrought Iron Security Doors and Bars on windows with quick releases. Separate gas and electric meters. EZ care landscaping. All units on Month to Month Tenancy. Garage is rented separately to 3rd party @ $300. Do Not Disturb Tenants or Walk Property. Showings to Pre-Qualified Buyers with 24 Hour Notice.

9. 2004-02-24
   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: $2,253 · $188/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$139/yr (+$12/mo · 6.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 16 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: $25,095
• − Mortgage interest: −$16,749
• − Property taxes: −$2,253
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$8,698
• Taxable loss: −$8,115
• Est. tax savings @ 24.0%: +$1,948
• After-tax cash flow: $-791/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): 36,331
• Household income: $42,724
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 3480.0

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 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 34% Two or more races 21% Native American 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 31% Cuban 3%
• Common ancestry: Lithuanian 2% Slovak 1% Romanian 1%
• Foreign-born: 18% · Canada, Vietnam
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 2% Tagalog/Filipino 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: ▼ -228.14%
• Current HPI: 238.53
• Rent YoY: ▲ 2.54%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

6 events — show timeline

• 2026-05-10 Relisted — Southwest MLS
• 2026-05-01 Pending — Southwest MLS
• 2026-04-05 Price Changed $299,000 Southwest MLS
• 2026-02-19 Price Changed $319,000 Southwest MLS
• 2026-01-11 Listed $329,000 Southwest MLS
• 2004-02-24 Sold (Public Records) — Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,253 · +3.2% YoY. Source: county tax records.