6701 Mountain Hawk Loop NE · Rio Rancho, NM 87144

$335,000

3 bd · 2.0 ba · 1,825 sqft · SingleFamily public records · 73 Days on market

Built 2017 6,970 sqft lot $184/sqft · 11% below area Est $376k · 11% under

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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).

• ARV discount +12.4/15.0
• Cash flow +8.9/30.0
• Schools +5.2/10.0
• Rent growth +4.2/5.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this expansive single-story retreat featuring 3 bedrooms, 2 full baths, and the freedom of no HOA! This move-in-ready home has been refreshed with brand-new carpeting throughout and a 5-year-old roof, offering both style and peace of mind. The heart of the home is an open-concept living and dining area designed for easy entertaining. The chef-ready kitchen is a standout, featuring granite countertops, a gas range, and ample cabinetry for all your storage and baking needs. The primary suite serves as a private getaway with double sinks, a large walk-in closet, and a private bath. Four additional bedrooms provide maximum versatility.

Key facts

• 6,970 sq ft lot
• 2 garage spots
• Built 2017

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (30.2% below list).
• Recommended offer: $234k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 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.
• Zoned schools: Vista Grande Elementary (768 students, 10% FRL); Mountain View Middle (937 students, 14% FRL); Cleveland High School (math 46% / reading 70%, grade C, #32 of 110 statewide, top 28%, 2,631 students, 18% FRL) — zoned schools average 14% FRL vs 36% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.9%/yr); 1325 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,278 units permitted in Sandoval County in 2024 (216 in 5+ unit buildings).

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

• It's been on market 73 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 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 $233,957 (30.2% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 11.9

CMA / ARV

• ARV (median comp): $376,003
• List price: $335,000
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4860 Blackburn Rd NE	0.13mi	3/2.0	1,653 (-9%)	4mo	$329,000	$199	75
4843 Blackburn Rd NE	0.15mi	4/2.5 (+1)	1,983 (+9%)	1mo	$399,900	$202	71
4433 Golden Eagle Loop NE	0.44mi	4/2.0 (+1)	1,872 (+3%)	1mo	$389,900	$208	69
4313 Bald Eagle Loop NE	0.54mi	3/3.0	1,841 (+1%)	2mo	$370,000	$201	68
4847 Longs Peak Rd NE	0.18mi	3/2.0	1,559 (-15%)	4mo	$325,000	$208	64
4385 Golden Eagle Loop NE	0.55mi	3/2.0	1,697 (-7%)	1mo	$369,900	$218	62
4827 Sandia Peak Rd NE	0.25mi	4/2.0 (+1)	1,602 (-12%)	2mo	$360,000	$225	61
4890 Sandia Peak Rd NE	0.21mi	4/2.0 (+1)	1,602 (-12%)	6mo	$335,000	$209	60
4814 Mount Salas St NE	0.33mi	4/2.0 (+1)	1,598 (-12%)	0mo	$360,000	$225	58
4302 Golden Eagle Ct NE	0.64mi	4/2.0 (+1)	1,714 (-6%)	2mo	$360,000	$210	54
6213 White Hawk Dr NE	0.68mi	4/2.5 (+1)	1,893 (+4%)	6mo	$408,603	$216	50
4361 Bald Eagle Loop NE	0.67mi	3/2.0	1,660 (-9%)	5mo	$395,000	$238	49

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: -18.2%
• Equity multiple: 0.34×
• Total profit: $-61,918
• Equity at exit: $49,950

10-year hold

• IRR: -4.8%
• Equity multiple: 0.64×
• Total profit: $-34,025
• Equity at exit: $28,965

Cash invested: $93,800 (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: 1325
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,340 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$219 /mo · $2,633/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-267

Break-even live

Break-even rent $2,678

Max offer price $287,749

Occupancy floor —

Sensitivity live

Price	-10% $-78	-5% $-173	+0% $-267	+5% $-362	+10% $-457
Rent	-10% $-452	-5% $-360	+0% $-267	+5% $-175	+10% $-83
Rate	-1.0pp $-99	-0.5pp $-182	base $-267	+0.5pp $-354	+1.0pp $-443

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4872 Blackburn Rd NE Rio Rancho, NM	4.0	2.5	2078	$2,689	$1.29	3d	1	0.13mi

Listing history 21 events

1. 2026-06-21
   days on market $335,000 Active 73 DOM
2. 2026-06-18
   days on market $335,000 Active 70 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   pricedays on market $335,000 Active 69 DOM
5. 2026-06-16
   days on market $345,000 Active 68 DOM
6. 2026-06-15
   days on market $345,000 Active 67 DOM
7. 2026-06-13
   days on market $345,000 Active 65 DOM
8. 2026-06-13
   days on market $345,000 Active 64 DOM
9. 2026-06-10
   days on market $345,000 Active 62 DOM
10. 2026-06-09
    days on market $345,000 Active 61 DOM
11. 2026-06-08
    days on market $345,000 Active 60 DOM
12. 2026-06-07
    days on market $345,000 Active 59 DOM
13. 2026-06-03
    days on market $345,000 Active 55 DOM
14. 2026-06-02
    days on market $345,000 Active 54 DOM
15. 2026-06-01
    days on market $345,000 Active 53 DOM
16. 2026-05-31
    days on market $345,000 Active 52 DOM
17. 2026-05-02
    status Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to this expansive single-story retreat featuring 3 bedrooms, 2 full baths, and the freedom of no HOA! This move-in-ready home has been refreshed with brand-new carpeting throughout and a 5-year-old roof, offering both style and peace of mind. The heart of the home is an open-concept living and dining area designed for easy entertaining. The chef-ready kitchen is a standout, featuring granite countertops, a gas range, and ample cabinetry for all your storage and baking needs. The primary suite serves as a private getaway with double sinks, a large walk-in closet, and a private bath. Four additional bedrooms provide maximum versatility.

18. 2026-04-19
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Welcome to this expansive single-story retreat featuring 3 bedrooms, 2 full baths, and the freedom of no HOA! This move-in-ready home has been refreshed with brand-new carpeting throughout and a 5-year-old roof, offering both style and peace of mind. The heart of the home is an open-concept living and dining area designed for easy entertaining. The chef-ready kitchen is a standout, featuring granite countertops, a gas range, and ample cabinetry for all your storage and baking needs. The primary suite serves as a private getaway with double sinks, a large walk-in closet, and a private bath. Four additional bedrooms provide maximum versatility.

19. 2026-03-28
    listed $345,000 Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to this expansive single-story retreat featuring 3 bedrooms, 2 full baths, and the freedom of no HOA! This move-in-ready home has been refreshed with brand-new carpeting throughout and a 5-year-old roof, offering both style and peace of mind. The heart of the home is an open-concept living and dining area designed for easy entertaining. The chef-ready kitchen is a standout, featuring granite countertops, a gas range, and ample cabinetry for all your storage and baking needs. The primary suite serves as a private getaway with double sinks, a large walk-in closet, and a private bath. Four additional bedrooms provide maximum versatility.

20. 2022-08-02
    price $289,000
21. 2022-07-25
    price $310,000

ⓘ 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: $2,633 · $219/mo
• Projected year-2 tax: $2,680 · $223/mo
• Expected delta: +$47/yr (+$4/mo · 1.8%)

ⓘ 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 ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,075
• − Mortgage interest: −$18,765
• − Property taxes: −$2,633
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$9,745
• Taxable loss: −$9,235
• Est. tax savings @ 24.0%: +$2,216
• After-tax cash flow: $-993/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

+11.3% since first listed

5 events — show timeline

• 2026-05-02 Relisted — Southwest MLS
• 2026-04-19 Pending — Southwest MLS
• 2026-03-28 Listed $345,000 Southwest MLS
• 2022-08-02 Price Changed $289,000 Southwest MLS
• 2022-07-25 Price Changed $310,000 Southwest MLS

Property tax history

+44.8%/yr

Latest (2024): $2,633 · +2.6% YoY. Source: county tax records.