4301 Blake Rd SW Trlr 40 · Albuquerque, NM 87121

$50,000

2 bd · 2.0 ba · 900 sqft · Manufactured · 69 Days on market

Manufactured home Built 1977 Good condition $56/sqft · 65% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Appreciation +2.5/10.0
• Rent growth +2.0/5.0
• Schools +1.5/10.0
• Manufactured-home adj. -5.7

Listing remarks

This 2-bedroom, 2-bath mobile home is located in Hacienda del Sol Mobile Home Park. It offers comfortable living space with a functional layout. Perfect for those looking for an affordable and convenient home in a friendly community. Close to local amenities and easy to show. Great opportunity to own in a welcoming park. Schedule your showing today! Investors welcome! Obtainable Loan through 21st Century Mortgage. Must apply to Hacienda Del Sol for lot lease. Call broker with questions.

Key facts

• Built 1977
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 3.8% 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); Harrison Middle (343 students, 100% FRL); Rio Grande High (math 5% / reading 24%, grade F, #107 of 110 statewide, top 97%, 1,532 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 15% at this address vs 63% district-wide (-48 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 soft (-1.9%/yr); 359 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 54d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 2.37% ✓
• Cap rate: 20.45%
• Cash-on-cash: 50.55%
• DSCR: 3.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $142,139
• List price: $50,000
• Delta: -64.82%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2832 Butch Cassidy Dr SW	0.44mi	2/2.0	972 (+8%)	3mo	$250,000	$257	64
9404 Hondo Valley Pl SW	0.67mi	2/2.0	966 (+7%)	5mo	$259,900	$269	52
2309 Desert Springs Dr SW	0.41mi	3/2.0 (+1)	1,094 (+22%)	1mo	$282,000	$258	50
1543 Fox Hill Pl SW	1.02mi	2/2.0	982 (+9%)	1mo	$262,500	$267	49
1922 Shadetree Dr SW	0.70mi	2/2.0	1,065 (+18%)	1mo	$250,000	$235	41
1112 Angelina Daisy St SW	1.16mi	3/1.5 (+1)	1,001 (+11%)	4mo	$275,000	$275	36
7304 Autumn Sky Rd SW	0.81mi	3/2.0 (+1)	1,026 (+14%)	1mo	$280,000	$273	36
1308 Locura Rd SW	1.06mi	3/2.0 (+1)	1,044 (+16%)	0mo	$275,000	$263	35
2822 Baco Noir Dr SW	1.17mi	3/2.0 (+1)	1,099 (+22%)	1mo	$270,000	$246	34
9623 El Patron Rd SW	1.12mi	3/2.0 (+1)	1,026 (+14%)	4mo	$250,000	$244	34
8419 Llano Vista Ave SW	1.02mi	3/2.0 (+1)	1,120 (+24%)	2mo	$269,000	$240	33
1632 Fox Hill Pl SW	1.01mi	2/1.0	760 (-16%)	4mo	$230,000	$303	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 44.9%
• Equity multiple: 2.86×
• Total profit: $26,008
• Equity at exit: $7,455

10-year hold

• IRR: 49.4%
• Equity multiple: 5.12×
• Total profit: $57,677
• Equity at exit: $4,323

Cash invested: $14,000 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $200,000 ($185/sqft)
• Median days on market: 74 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -14.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 87121

• Home prices YoY: -19.4%
• Rents YoY: -1.9%
• Active inventory: 359
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $590

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 45%

Sensitivity live

Price	-10% $624	-5% $607	+0% $590	+5% $572	+10% $555
Rent	-10% $496	-5% $543	+0% $590	+5% $637	+10% $683
Rate	-1.0pp $615	-0.5pp $602	base $590	+0.5pp $577	+1.0pp $564

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4301 Riley Rd SW Albuquerque, NM	2.0	2.0	963	$1,400	$1.45	53d	1	0.11mi
8608 Spotted Pony Ave SW Albuquerque, NM	3.0	2.0	1045	$1,850	$1.77	20d	1	0.51mi
2300 Diamond Mesa Trl SW Albuquerque, NM	1.0–4.0	1.0–2.5	1176	$1,748	$1.49	17d	28	0.79mi
3800 Flora Vista Ave SW Apt 1 Albuquerque, NM	1.0	1.0	650	$995	$1.53	94d	1	0.81mi
1327 Ojo Feliz St SW Albuquerque, NM	2.0	1.0	924	$1,695	$1.83	71d	1	1.37mi

Listing history 10 events

1. 2026-10-01
   listed $55,000 Active 491-char remark
2. 2026-06-09
   days on market $50,000 Active 69 DOM
3. 2026-06-08
   days on market $50,000 Active 68 DOM
4. 2026-06-07
   days on market $50,000 Active 67 DOM
5. 2026-06-05
   days on market $50,000 Active 64 DOM
6. 2026-06-03
   days on market $50,000 Active 63 DOM
7. 2026-06-02
   days on market $50,000 Active 62 DOM
8. 2026-06-01
   days on market $50,000 Active 61 DOM
9. 2026-05-31
   days on market $50,000 Active 60 DOM
10. 2026-05-18
    price $50,000 491-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,207
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$1,455
• Taxable income: $6,678
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,474/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

This 2-bedroom, 2-bath mobile home in Hacienda del Sol Mobile Home Park is in good condition with no visible damage. It offers a functional layout and is perfect for those looking for an affordable and convenient home in a friendly community. Investors are welcome to consider this property for purchase.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping improvements — A well-maintained yard can increase curb appeal and attract more potential buyers or renters. ↑
• Both Updating the interior paint — Fresh paint can make the interior look more modern and appealing to potential buyers or renters. ↑
• Both Upgrading the flooring — Upgrading the flooring can add value and make the home more appealing to potential buyers or renters. ↑
• Both Upgrading the kitchen appliances — Upgrading the kitchen appliances can make the home more appealing to potential buyers or renters. ↑
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can make the home more appealing to potential buyers or renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and energy efficiency, making the home more appealing to potential buyers or renters. ↑
• Both Upgrading the roof — A more efficient HVAC system can improve comfort and energy efficiency, making the home more appealing to potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Adobe Acres Elementary Middle Harrison Middle High Rio Grande High F NM #107/110 Nat'l #15,355/17,239

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

B Composite livability gradescore 72/100

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

• County: Bernalillo County · 704,528 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 75,510
• Household income: $60,796
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (82%)
• Race & ethnicity: Hispanic / Latino 82% Two or more races 32% White 9% Native American 4% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 60%
• Common ancestry: Italian 1% Lithuanian 1%
• Foreign-born: 18% · Canada
• Languages at home: 53% English-only · Spanish 44% Tagalog/Filipino 1%

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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: ▼ -62.80%
• Current HPI: 261.8123
• Rent YoY: ▼ -1.86%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-18 Price Changed $50,000 Southwest MLS