1800 Sierra Norte Loop NE · Rio Rancho, NM 87144

$345,000

5 bd · 2.5 ba · 2,224 sqft · SingleFamily public records · 3 Days on market

Built 2006 5,663 sqft lot Est $369k · 7% under $12/mo HOA

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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).

• Cash flow +10.9/30.0
• ARV discount +10.4/15.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious and well-appointed 4-bedroom, 3-bathroom home offering the perfect blend of comfort & functionality. Designed with everyday living in mind, this home features a thoughtfully laid-out floor plan with generous living spaces and abundant natural light throughout. The home includes four sizable bedrooms, highlighted by a primary suite with walk-in closets that provide ample storage and convenience. Three bathrooms ensure flexibility for families and guests alike. Recent updates include newer carpet and interior paint, creating a move-in ready environment with a bright, refreshed look. The open living areas flow seamlessly, making the home ideal for both relaxing a

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (26.8% below list).
• Recommended offer: $252k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.6% in Rio Rancho — 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 71/100 on livability (#17 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: schools C-, amenities D, commute F.
• Rio Rancho Public Schools (suburban): math 48% / reading 73% proficiency, ranked #4 of 29 in NM (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.9%/yr); 1315 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).
• This rent runs 32% of the median local income ($95k/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 $10k of value loss. Plan a longer hold.
• Sandoval County population projected at +15% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 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.

Recommended offer $252,391 (26.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 5.76%
• Cash-on-cash: -1.89%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $369,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1800 Sierra Norte Loop NE	0.00mi	4/2.5 (-1)	2,224 (0%)	1mo	$345,000	$155	94
1816 Gallinas Rd NE	0.06mi	5/2.5	2,236 (+0%)	8mo	$359,000	$161	90
1729 Sierra Norte Loop NE	0.05mi	4/2.5 (-1)	2,224 (0%)	4mo	$349,900	$157	90
1536 San Pedro Rd NE	0.22mi	5/2.5	2,231 (+0%)	0mo	$369,900	$166	89
1951 Chicoma Rd NE	0.20mi	4/2.5 (-1)	2,135 (-4%)	6mo	$336,900	$158	74
1304 Penasco Rd NE	0.33mi	4/2.5 (-1)	2,273 (+2%)	5mo	$345,000	$152	72
1635 Mountain Man Ct NE	0.13mi	4/3.0 (-1)	2,452 (+10%)	2mo	$469,990	$192	68
1601 Maggie Dr NE	0.21mi	4/3.0 (-1)	2,452 (+10%)	4mo	$449,990	$184	63
1622 Costilla Rd NE	0.41mi	4/3.0 (-1)	2,363 (+6%)	2mo	$359,900	$152	62
1652 Maggie Ct NE	0.25mi	4/3.0 (-1)	2,452 (+10%)	8mo	$459,990	$188	58
2441 Dover Dr NE	0.69mi	4/2.5 (-1)	2,380 (+7%)	3mo	$443,980	$187	49
2460 Dover Dr NE	0.72mi	4/2.5 (-1)	2,380 (+7%)	5mo	$490,087	$206	45

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 · 6.88% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.43×
• Total profit: $-55,448
• Equity at exit: $51,441

10-year hold

• IRR: -2.1%
• Equity multiple: 0.84×
• Total profit: $-15,670
• Equity at exit: $29,829

Cash invested: $96,600 (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 87144

• Home prices YoY: -30.8%
• Rents YoY: 6.9%
• Active inventory: 1315
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,524 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$181 /mo · $2,169/yr
• Insurance: −$144
• HOA: −$12
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-152

Break-even live

Break-even rent $2,716

Max offer price $318,175

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-54	+0% $-152	+5% $-250	+10% $-347
Rent	-10% $-351	-5% $-252	+0% $-152	+5% $-52	+10% $48
Rate	-1.0pp $22	-0.5pp $-64	base $-152	+0.5pp $-241	+1.0pp $-332

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1817 San Pedro Rd NE Rio Rancho, NM	4.0	2.5	2130	$2,000	$0.94	24d	1	0.14mi
1832 Chicoma Rd NE Rio Rancho, NM	4.0	2.5	2198	$2,500	$1.14	3d	1	0.19mi
2011 Dillon Dr NE Rio Rancho, NM	4.0	2.5	2367	$2,750	$1.16	12d	1	0.83mi
450 Minturn Loop NE Rio Rancho, NM	4.0	2.5	2327	$2,400	$1.03	24d	1	0.85mi
1340 Bellflower Dr NE Rio Rancho, NM	4.0	2.0	1532	$2,500	$1.63	16d	1	1.16mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 5 events

1. 2026-04-21
   status Pending
2. 2026-04-09
   listed $345,000 Active
3. 2025-02-14
   historical $1,800
4. 2025-01-15
   listed $1,950
5. 2006-06-05
   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: $2,169 · $181/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$591/yr (+$49/mo · 27.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 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: $30,287
• − Mortgage interest: −$19,325
• − Property taxes: −$2,169
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,423
• − Management: −$2,423
• − HOA: −$144
• − Depreciation: −$10,036
• Taxable loss: −$7,959
• Est. tax savings @ 24.0%: +$1,910
• After-tax cash flow: $88/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: Rio Rancho Public Schools
• NCES district ID: 3500010
• Math proficiency: 48% ▲ 38.00%
• Reading proficiency: 73% ▲ 48.00%
• Median HH income: $59,410
• Composite: 52.29/100
• National rank: #1595
• State rank: #4 of 29 in NM

Livability — Rio Rancho

• Score: 71/100
• State rank: #17
• US rank: #7253

Category grades

Amenities D Commute F Cost of living A Crime C+ Employment B- Housing A+ Health & safety C+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rio Rancho, NM
• County: Sandoval County · 110,336 people
• City population: 110,336
• Metro: Albuquerque, NM
• Population (ZIP): 51,837
• Household income: $94,550
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 528.0

Population outlook (Sandoval County) Hauer SSP2

• Today (2025): 155,072 people
• By 2030: 161,714 · +4.3%
• By 2040: 171,831 · +10.8%
• By 2050: 178,536 · +15.1%
• By 2075: 192,517 · +24.1%
• By 2100: 197,952 · +27.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 44% Hispanic / Latino 44% Two or more races 24% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 80% English-only · Spanish 16%

Political lean MEDSL · Sandoval

• 2024 margin: Lean D (+5.8) · D 51.8% · R 46.0% · Other 2.2%
• 2008→2024 swing: -7.0pp toward R · 2008: 12.8pp · 2024: 5.8pp
• All cycles: 2024: D+5.8 2020: D+8.4 2016: D+2.7 2012: D+5.1 2008: D+12.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.68%
• Current HPI: 215.124
• Rent YoY: ▲ 6.88%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

+17592.3% since first listed

5 events — show timeline

• 2026-04-21 Pending — Southwest MLS
• 2026-04-09 Listed $345,000 Southwest MLS
• 2025-02-14 Rental Removed $1,800 APPFOLIO
• 2025-01-15 Listed for Rent $1,950 APPFOLIO
• 2006-06-05 Sold (Public Records) — Public Records

Property tax history

-1.5%/yr

Latest (2024): $2,169 · +2.6% YoY. Source: county tax records.