1409 Marcella St NE · Albuquerque, NM 87112

$255,000

4 bd · 2.0 ba · 1,384 sqft · SingleFamily public records · 10 Days on market

Built 1958 6,403 sqft lot $184/sqft · at area comps Est $301k · 15% under ↓ 6% since listing

---

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 +14.5/30.0
• ARV discount +14.4/15.0
• Schools +5.3/10.0
• DSCR +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this well maintained 4 bedroom, 2 bath home offering apx 1,600 sq ft of comfortable living space and endless potential. A welcoming vestibule entry sets the tone, leading into a warm and functional layout. The cozy wood burning fireplace and unique kitchen bar are perfect for entertaining or casual dining. The converted garage is flexible space for an office, workshop or extra storage, with the option to convert it back to a traditional garage if desired. Outside, enjoy a covered patio and low maintenance backyard complete with a storage shed and classic metal window awnings that add character and efficiency. Full of charm and ready for your personal refresh, this home is being so

Key facts

• Unique kitchen bar
• Converted garage
• Covered patio

Tags

• WOOD BURNING FIREPLACE
• UNIQUE KITCHEN BAR
• CONVERTED GARAGE
• COVERED PATIO
• LOW MAINTENANCE BACKYARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Attached garage (converted; includes workshop space) with 1 garage space
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story home; Faces east; Resale property
• Construction: Board and batten siding; Brick veneer; Stucco exterior; Metal and tar/gravel roof
• Exterior features: Private yard; Covered, screened patio; Shed(s); Wall fencing; City street frontage (paved)

Interior

• Kitchen: Free-standing electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Evaporative cooling
• Interior features: Breakfast bar and breakfast area; Ceiling fan(s); Main level primary; Shower only with separate shower; Casement windows; Single-pane windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $56 ($666/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 $213k (16.3% below list).
• Recommended offer: $213k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 fast (+4.3%/yr); 169 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 35% of the median local income ($74k/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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,442 (16.3% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $300,897
• List price: $255,000
• Delta: -15.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1113 June St NE	0.31mi	3/2.0 (-1)	1,387 (+0%)	2mo	$289,000	$208	79
1833 Britt St NE	0.70mi	4/2.0	1,380 (-0%)	5mo	$295,000	$214	63
1126 Propps St NE	0.42mi	3/1.0 (-1)	1,324 (-4%)	3mo	$295,000	$223	62
821 Muriel St NE	0.71mi	4/2.0	1,418 (+2%)	3mo	$325,000	$229	60
11101 Arvada Ave NE	0.58mi	3/2.0 (-1)	1,442 (+4%)	1mo	$299,000	$207	60
1212 Gretta St NE	0.31mi	3/1.0 (-1)	1,274 (-8%)	5mo	$305,900	$240	59
1126 Gretta St NE	0.39mi	3/2.0 (-1)	1,511 (+9%)	3mo	$304,999	$202	59
1217 Kirby St NE	0.41mi	3/2.0 (-1)	1,542 (+11%)	1mo	$340,000	$220	56
1708 Kirby St NE	0.50mi	3/2.0 (-1)	1,250 (-10%)	4mo	$365,000	$292	52
11018 Snowheights Blvd NE	0.68mi	3/3.0 (-1)	1,316 (-5%)	1mo	$275,000	$209	51
10516 Love Ave NE	0.58mi	3/2.0 (-1)	1,190 (-14%)	3mo	$299,000	$251	42
1833 Elizabeth St NE	0.67mi	3/2.0 (-1)	1,547 (+12%)	4mo	$332,500	$215	41

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 · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-34,939
• Equity at exit: $38,021

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-13,867
• Equity at exit: $22,048

Cash invested: $71,400 (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 →

ZIP-level market 87112

• Rents YoY: 4.3%
• Active inventory: 169
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$187 /mo · $2,246/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $56

Break-even live

Break-even rent $2,064

Max offer price $255,000

Occupancy floor 92%

Sensitivity live

Price	-10% $200	-5% $128	+0% $56	+5% $-17	+10% $-89
Rent	-10% $-113	-5% $-29	+0% $56	+5% $140	+10% $224
Rate	-1.0pp $184	-0.5pp $120	base $56	+0.5pp $-11	+1.0pp $-78

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Shirley St NE Albuquerque, NM	3.0	2.0	1625	$2,300	$1.42	15d	1	0.13mi
11517 Ralph Ave NE Albuquerque, NM	4.0	2.0	1274	$2,100	$1.65	24d	1	0.19mi
11608 Clifford Ave NE Albuquerque, NM	3.0	1.0	1100	$2,100	$1.91	24d	1	0.33mi
1725 Shirley St NE Albuquerque, NM	3.0	1.0	1023	$1,900	$1.86	24d	1	0.35mi
1732 Muriel St NE Albuquerque, NM	3.0	1.0	1150	$1,845	$1.60	44d	1	0.38mi
717 Grace St NE Albuquerque, NM	3.0	1.5	1040	$1,875	$1.80	24d	1	0.82mi
2405 Dorothy St NE Albuquerque, NM	3.0	1.0	1064	$1,700	$1.60	24d	1	0.98mi
7801 Marble Ave NE Albuquerque, NM	2.0–3.0	1.5–2.5	1148	$1,565	$1.36	21d	1	1.03mi
2316 Britt St NE Albuquerque, NM	3.0	2.0	1403	$2,300	$1.64	24d	1	1.04mi
905 La Charles Dr NE Albuquerque, NM	3.0	2.0	1473	$2,650	$1.80	44d	1	1.05mi
1512 Clancy Dr NE Albuquerque, NM	3.0	1.0	1107	$1,800	$1.63	3d	1	1.06mi
12412 Grand Ave NE Albuquerque, NM	3.0	2.0	1022	$1,850	$1.81	45d	1	1.13mi
12509 Nambe Ave NE Albuquerque, NM	3.0	1.5	1272	$1,800	$1.42	24d	1	1.16mi
10113 Blume St NE Albuquerque, NM	3.0	2.0	1700	$1,900	$1.12	44d	1	1.28mi
12004 Zia Rd NE Albuquerque, NM	2.0–3.0	1.5–2.0	1323	$2,145	$1.62	3d	7	1.30mi
10211 Blume St NE Albuquerque, NM	3.0	2.0	1632	$1,850	$1.13	3d	1	1.31mi
10843 Fort Point Ln NE Albuquerque, NM	3.0	2.5	1768	$2,195	$1.24	24d	1	1.34mi
1212 Childers Dr NE Albuquerque, NM	3.0	1.0	951	$2,000	$2.10	44d	1	1.38mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	21d	1	1.41mi
1413 Field Dr NE Albuquerque, NM	3.0	2.0	1847	$3,000	$1.62	44d	1	1.45mi

Listing history 5 events

1. 2026-06-13
   statusdays on market $255,000 Pending 10 DOM
2. 2026-06-10
   pricestatusdays on market $255,000 Active 9 DOM
3. 2026-05-16
   status Pending 761-char remark
4. 2026-04-20
   listed $270,000 Active 761-char remark
5. 1997-11-06
   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: $2,246 · $187/mo
• Projected year-2 tax: $2,246 · $187/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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,613
• − Mortgage interest: −$14,284
• − Property taxes: −$2,246
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$7,418
• Taxable loss: −$3,708
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $1,556/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): 44,250
• Household income: $73,937
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 1362.0

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 0.61)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 17% Native American 5% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 85% English-only · Spanish 10% Vietnamese 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: ▼ -323.07%
• Current HPI: 254.731
• Rent YoY: ▲ 4.33%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-5.6% since first listed

6 events — show timeline

• 2026-06-11 Pending — Southwest MLS
• 2026-06-09 Relisted — Southwest MLS
• 2026-06-09 Price Changed $255,000 Southwest MLS
• 2026-05-16 Pending — Southwest MLS
• 2026-04-20 Listed $270,000 Southwest MLS
• 1997-11-06 Sold (Public Records) — Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,246 · +3.3% YoY. Source: county tax records.