1025 Muriel St NE · Albuquerque, NM 87112

$179,900

3 bd · 1.0 ba · 1,014 sqft · Other public records · 9 Days on market

Built 1959 6,011 sqft lot ↓ 5% since listing

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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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +5.3/10.0
• 1% rule +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent investment opportunity in a well-established neighborhood.

Key facts

• 6,011 sq ft lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $166k (7.7% below list).
• Recommended offer: $166k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,038 (7.7% below list)

Questions for the listing agent

1. Built in 1959 — 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: 0.92% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.33% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.65×
• Total profit: $-17,539
• Equity at exit: $26,824

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $6,208
• Equity at exit: $15,554

Cash invested: $50,372 (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 87112

• Rents YoY: 4.3%
• Active inventory: 169
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,660 high
• Mortgage (P&I): −$943
• Tax from tax record: −$146 /mo · $1,752/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $147

Break-even live

Break-even rent $1,474

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $249	-5% $198	+0% $147	+5% $96	+10% $46
Rent	-10% $16	-5% $82	+0% $147	+5% $213	+10% $279
Rate	-1.0pp $238	-0.5pp $193	base $147	+0.5pp $101	+1.0pp $53

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11608 Clifford Ave NE Albuquerque, NM	3.0	1.0	1100	$2,100	$1.91	24d	1	0.24mi
717 Grace St NE Albuquerque, NM	3.0	1.5	1040	$1,875	$1.80	24d	1	0.33mi
12201 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	800	$1,250	$1.56	44d	6	0.34mi
11517 Ralph Ave NE Albuquerque, NM	4.0	2.0	1274	$2,100	$1.65	24d	1	0.37mi
12301 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	756	$1,325	$1.75	15d	9	0.40mi
12321 Mountain Rd NE Unit C Albuquerque, NM	2.0	1.0	730	$1,150	$1.58	44d	1	0.44mi
12353 Mountain Rd NE Unit H Albuquerque, NM	2.0	1.0	800	$995	$1.24	22d	1	0.47mi
12601 Lomas Blvd NE Albuquerque, NM	1.0–2.0	1.0	750	$850	$1.13	4d	2	0.58mi
12601 Lomas Blvd NE Albuquerque, NM	2.0	1.0	800	$850	$1.06	24d	1	0.58mi
12412 Grand Ave NE Albuquerque, NM	3.0	2.0	1022	$1,850	$1.81	45d	1	0.63mi
12008 Copper Ave NE Unit C Albuquerque, NM	2.0	1.0	827	$1,250	$1.51	4d	1	0.66mi
12621 Lomas Blvd NE Albuquerque, NM	2.0	1.5	800	$1,115	$1.39	4d	1	0.66mi
12621 Lomas Blvd NE Albuquerque, NM	2.0	1.5	800	$1,250	$1.56	44d	1	0.66mi
628 Marquis Ct NE Albuquerque, NM	2.0	2.0	1099	$2,800	$2.55	44d	1	0.68mi
12032 Copper Ave NE Albuquerque, NM	2.0	2.5	1090	$1,900	$1.74	4d	1	0.68mi
12509 Nambe Ave NE Albuquerque, NM	3.0	1.5	1272	$1,800	$1.42	24d	1	0.68mi
940 Chelwood Park Blvd NE Unit 3 Albuquerque, NM	2.0	1.0	700	$995	$1.42	4d	1	0.69mi
1212 Chelwood Park Blvd NE Unit 4 Albuquerque, NM	2.0	1.0	761	$950	$1.25	4d	1	0.74mi
12004 Zia Rd NE Albuquerque, NM	2.0–3.0	1.5–2.0	1323	$2,145	$1.62	4d	7	0.74mi
905 La Charles Dr NE Albuquerque, NM	3.0	2.0	1473	$2,650	$1.80	44d	1	0.76mi
7801 Marble Ave NE Albuquerque, NM	2.0–3.0	1.5–2.5	1148	$1,565	$1.36	22d	1	0.77mi
1415 Chelwood Park Blvd NE Unit A Albuquerque, NM	2.0	1.0	800	$1,200	$1.50	4d	1	0.82mi
1701 Algodones St NE Unit C Albuquerque, NM	2.0	1.0	816	$1,275	$1.56	4d	1	0.88mi
1732 Muriel St NE Albuquerque, NM	3.0	1.0	1150	$1,845	$1.60	44d	1	0.89mi
517 Ida Pl NE Albuquerque, NM	3.0	1.5	1058	$2,000	$1.89	22d	1	0.90mi
12908 Constitution Ave NE Apt 4 Albuquerque, NM	2.0	1.0	878	$1,250	$1.42	44d	1	0.90mi
1725 Shirley St NE Albuquerque, NM	3.0	1.0	1023	$1,900	$1.86	24d	1	0.90mi
12624 Copper Ave NE Apt 3 Albuquerque, NM	2.0	2.0	900	$995	$1.11	44d	1	0.90mi
12201 Haines Ave NE Unit A Albuquerque, NM	2.0	2.0	829	$1,195	$1.44	15d	1	0.92mi
12124 Indian School Rd NE Albuquerque, NM	2.0	1.0	925	$975	$1.05	24d	1	0.98mi
13123 Alice Ave NE Albuquerque, NM	2.0	2.0	1048	$1,850	$1.77	4d	1	0.99mi
12700 Indian School Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	700	$1,499	$2.14	4d	17	1.05mi
1001 Tramway Blvd NE Albuquerque, NM	1.0–2.0	1.0–2.0	860	$1,364	$1.59	4d	15	1.07mi
221 Shirley St NE Albuquerque, NM	3.0	1.5	1250	$1,750	$1.40	4d	1	1.08mi
12021 Skyline Rd NE Albuquerque, NM	1.0–3.0	1.0–2.0	875	$1,592	$1.82	4d	17	1.09mi
13412 Turquoise Ave NE Albuquerque, NM	3.0	2.0	1425	$1,900	$1.33	24d	1	1.21mi
12801 Indian School Rd NE Albuquerque, NM	1.0–2.0	1.0–2.0	797	$1,600	$2.01	4d	25	1.23mi
10404 Griffith Park Dr NE Albuquerque, NM	3.0	2.0	1287	$2,100	$1.63	4d	1	1.26mi
557 Tramway Blvd NE Albuquerque, NM	1.0–3.0	1.0–2.0	891	$1,405	$1.58	4d	9	1.32mi
1512 Clancy Dr NE Albuquerque, NM	3.0	1.0	1107	$1,800	$1.63	4d	1	1.32mi

Listing history 10 events

1. 2026-05-18
   status Pending 68-char remark

   Show marketing remark (68 chars)

   Excellent investment opportunity in a well-established neighborhood.

2. 2026-05-17
   price $179,900 68-char remark

   Show marketing remark (68 chars)

   Excellent investment opportunity in a well-established neighborhood.

3. 2026-05-15
   status Active 68-char remark

   Show marketing remark (68 chars)

   Excellent investment opportunity in a well-established neighborhood.

4. 2026-04-09
   status Pending 68-char remark

   Show marketing remark (68 chars)

   Excellent investment opportunity in a well-established neighborhood.

5. 2026-04-02
   listed $189,000 Active 68-char remark

   Show marketing remark (68 chars)

   Excellent investment opportunity in a well-established neighborhood.

6. 2001-03-22
   soldstatus
7. 2001-03-19
   soldstatus
8. 2000-09-14
   soldstatus
9. 2000-07-20
   soldstatus
10. 1998-10-30
    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: $1,752 · $146/mo
• Projected year-2 tax: $1,752 · $146/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 7 d/yr ≥94°F today · 17 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: $19,925
• − Mortgage interest: −$10,077
• − Property taxes: −$1,752
• − Insurance: −$900
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$5,233
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,062/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

-4.8% since first listed

10 events — show timeline

• 2026-05-18 Pending — Southwest MLS
• 2026-05-17 Price Changed $179,900 Southwest MLS
• 2026-05-15 Relisted — Southwest MLS
• 2026-04-09 Pending — Southwest MLS
• 2026-04-02 Listed $189,000 Southwest MLS
• 2001-03-22 Sold (Public Records) — Public Records
• 2001-03-19 Sold (Public Records) — Public Records
• 2000-09-14 Sold (Public Records) — Public Records
• 2000-07-20 Sold (Public Records) — Public Records
• 1998-10-30 Sold (Public Records) — Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,752 · +3.2% YoY. Source: county tax records.