314 49th St NW · Albuquerque, NM 87105

$250,000

2 bd · 1.0 ba · 1,544 sqft · Other public records · 20 Days on market

Built 1950 7,928 sqft lot

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +5.3/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Glendale Gardens subdivision in Northwest Albuquerque, this home offers a fantastic location just minutes from ABQ BioPark, Tingley Beach, and Old Town Albuquerque. This 2 bedroom home also offers the potential for a 3rd bedroom, providing flexibility and room to grow. Full of character and endless possibilities, this property is waiting for the right buyer with vision who can add a little TLC and truly appreciate its potential. A wonderful opportunity to create a home of your own.

Key facts

• 7,928 sq ft lot
• Built 1950
• Listed 20 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Cable available; Electricity connected; Natural gas connected; Public water; Public sewer connected
• Home design: Single-story home; Faces west; Resale property; Entry level on main floor
• Construction: Frame and stucco construction; Pitched shingle roof; Permanent slab foundation; Built by unknown builder
• Exterior features: Private yard; Privacy wall; Covered patio; Gate and wall fencing

Interior

• Kitchen: Dishwasher; Free-standing gas range; Refrigerator
• Bedrooms: 3 possible bedrooms (includes main level primary)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Evaporative cooling
• Interior features: Family/Dining room layout; Combined living and dining area; Main level primary bedroom; Cable TV available; Walk-in closet(s); Sliding and single-pane windows
• Laundry & utility: Washer hookup; Dryer (electric hookup and gas hookup); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/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 $236k (5.7% below list).
• Recommended offer: $236k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: 160 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At $2,358/mo this rent would consume 51% of the median local household income ($56k/yr) (locally 1175% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $235,782 (5.7% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.94% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-23,753
• Equity at exit: $37,276

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $774
• Equity at exit: $21,615

Cash invested: $70,000 (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 87105

• Active inventory: 160
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,204/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $264

Break-even live

Break-even rent $2,024

Max offer price $250,000

Occupancy floor 84%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
502 57th St NW Albuquerque, NM	2.0	2.0	1216	$1,825	$1.50	44d	1	0.70mi
6116 Cloudcroft Rd NW Albuquerque, NM	3.0	2.0	1726	$2,200	$1.27	44d	1	0.98mi
1846 Henry Cir SW Albuquerque, NM	3.0	1.5	1200	$1,800	$1.50	44d	1	1.12mi
520 San Pasquale Ave SW Albuquerque, NM	3.0	2.0	1926	$3,095	$1.61	44d	1	1.26mi
2018 Alhambra Ave SW Albuquerque, NM	2.0	2.0	1836	$2,600	$1.42	44d	1	1.29mi
1900 Central Ave SW Unit 203 Albuquerque, NM	2.0	3.0	2000	$2,850	$1.43	14d	1	1.40mi
318 San Pasquale Ave NW Albuquerque, NM	2.0	3.0	1927	$4,300	$2.23	44d	1	1.46mi
1508 San Patricio Ave SW Albuquerque, NM	2.0	2.0	1450	$3,500	$2.41	44d	1	1.48mi
1508 San Patricio Ave SW Unit A UP Albuquerque, NM	2.0	2.0	1450	$3,800	$2.62	44d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $250,000 Active 20 DOM
2. 2026-06-17
   days on market $250,000 Active 19 DOM
3. 2026-06-16
   days on market $250,000 Active 18 DOM
4. 2026-06-15
   days on market $250,000 Active 17 DOM
5. 2026-06-13
   days on market $250,000 Active 15 DOM
6. 2026-06-10
   days on market $250,000 Active 12 DOM
7. 2026-06-09
   days on market $250,000 Active 11 DOM
8. 2026-06-08
   days on market $250,000 Active 10 DOM
9. 2026-06-07
   days on market $250,000 Active 9 DOM
10. 2026-06-05
    days on market $250,000 Active 6 DOM
11. 2026-06-03
    days on market $250,000 Active 5 DOM
12. 2026-06-02
    days on market $250,000 Active 4 DOM
13. 2026-06-01
    days on market $250,000 Active 3 DOM
14. 2026-05-31
    days on market $250,000 Active 2 DOM
15. 2026-05-29
    listed $250,000 Active
16. 2020-06-12
    soldstatus
17. 2020-04-28
    status Pending
18. 2020-04-17
    listed $130,000 Active

ⓘ 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: $2,204 · $184/mo
• Projected year-2 tax: $2,204 · $184/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 6/10 Major FEMA zone X · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,294
• − Mortgage interest: −$14,004
• − Property taxes: −$2,204
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$7,273
• Taxable loss: −$964
• Est. tax savings @ 24.0%: +$231
• After-tax cash flow: $3,397/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): 54,367
• Household income: $55,644
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 1175.0

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: Predominantly Hispanic (80%)
• Race & ethnicity: Hispanic / Latino 80% Two or more races 34% White 14% Native American 6%
• Hispanic origin (detail): Mexican 55%
• Common ancestry: Romanian 1% Scotch-Irish 1% Italian 1%
• Foreign-born: 15% · Canada
• Languages at home: 52% English-only · Spanish 45%

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: ▼ -223.16%
• Current HPI: 269.4587
• Rent YoY: —
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+92.3% since first listed

4 events — show timeline

• 2026-05-29 Listed $250,000 Southwest MLS
• 2020-06-12 Sold (Public Records) — Public Records
• 2020-04-28 Pending — Southwest MLS
• 2020-04-17 Listed $130,000 Southwest MLS

Property tax history

+7.5%/yr

Latest (2025): $2,204 · +3.1% YoY. Source: county tax records.