1024 Alvarado Dr SE Apt 6

Albuquerque, NM 87108

$1,660,470B

3 bd · 3.0 ba · 8,360 sqft · Built 1955 · MultiFamily · Active · 25 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $47,986/mo
• Mortgage (P&I): −$8,708
• Tax + insurance: −$2,767
• HOA: −$0
• Vac / Maint / Mgmt: −$10,077
• Net cashflow: $26,434/mo
• Annual: $317,206/yr
• Cap rate: 25.40%
• Cash-on-cash: 68.23%
• DSCR: 4.04
• 1% rule: 2.89%
• Cash to close: $464,932

Investor read

• This is a 3-bed/3.0-bath multifamily listed at $1.66M. Condition is rated good.
• At list price, monthly cash flow is $26k ($317k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($48k rent vs $1.66M).
• It's been on market 25 days — a 2% lower offer ($1.64M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $1.64M (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $50k of value loss. Plan a longer hold.
• 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.
• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: Rents rising (+2.5%/yr); 164 active listings in the ZIP; lower-income renter base — watch delinquency; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $465k cash investment doubles in ~2 years — after that, you're playing with house money.
• Cap rate 25.4% 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.
• At $47,986/mo this rent would consume 1348% of the median local household income ($43k/yr) (locally 3480% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Questions for listing agent

• Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.