9921 Plunkett Dr NW · Paradise Hills, NM 87114

$310,000

3 bd · 2.0 ba · 2,366 sqft · Other public records · 7 Days on market

Built 1976 0.33 ac lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.3/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks

Come discover all the possibilities this 3-bedroom, 2-bath home with a 2-car garage has to offer! Situated on a generous . 33+/- acre lot near Paradise Hills Park and the Paradise Hills Community Center, this property provides space, flexibility, and room to grow. With approximately 1,532+/- sq. ft. plus an additional bonus room of approximately 375+/- sq. ft. , there is plenty of opportunity to make it your own. The backyard features side yard access, three sheds including one with a workshop area, fruit trees, and room for gardening. Enjoy the screened-in patio and private outdoor spaces ready for your personal touches and YOUR vision of what HOME SWEET HOME is to YOU!

Key facts

• Generous acre lot
• Workshop area
• Three sheds

Tags

• GENEROUS ACRE LOT
• NEAR PARADISE HILLS PARK
• SIDE YARD ACCESS
• THREE SHEDS
• WORKSHOP AREA
• FRUIT TREES

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces
• Security: Smart cameras recording
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story home; Faces northeast; Resale property
• Construction: Pitched shingle roof; Built according to public records (year built source: public records)
• Exterior features: Private yard; Covered patio; Patio; Shed(s); Wall fencing; Many trees; Smart cameras recording

Interior

• Kitchen: Dishwasher; Free-standing electric range; Range hood; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet-free areas; Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Kitchen island; Multiple living areas; Main level primary bedroom; Shower-only bathroom with separate shower
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $45 ($538/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 $241k (22.3% below list).
• Recommended offer: $241k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#41 in NM) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: crime C-, employment D+, amenities 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: Sierra Vista Elementary (448 students, 100% FRL); James Monroe Middle (689 students, 45% FRL); Cibola High (math 37% / reading 72%, grade C-, #34 of 110 statewide, top 31%, 1,762 students, 34% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: Rents soft (-2.5%/yr); 347 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 34% of the median local income ($84k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $241,014 (22.3% below list)

Questions for the listing agent

1. Built in 1976 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.78% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-54,578
• Equity at exit: $46,222

10-year hold

• IRR: -17.0%
• Equity multiple: 0.17×
• Total profit: $-71,704
• Equity at exit: $26,803

Cash invested: $86,800 (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 87114

• Rents YoY: -2.5%
• Active inventory: 347
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,410 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $45

Break-even live

Break-even rent $2,353

Max offer price $310,000

Occupancy floor 93%

Sensitivity live

Price	-10% $220	-5% $133	+0% $45	+5% $-43	+10% $-131
Rent	-10% $-146	-5% $-50	+0% $45	+5% $140	+10% $235
Rate	-1.0pp $201	-0.5pp $124	base $45	+0.5pp $-35	+1.0pp $-117

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5832 Avenida La Barranca NW Albuquerque, NM	4.0	3.0	2554	$2,600	$1.02	4d	1	0.35mi
9719 Calle Chamisa NW Albuquerque, NM	4.0	2.5	2264	$2,700	$1.19	45d	1	0.45mi
9520 Andesite Dr NW Albuquerque, NM	4.0	2.0	2166	$2,800	$1.29	45d	1	0.51mi
6512 Los Pueblos Pl NW Albuquerque, NM	3.0	2.5	1865	$2,350	$1.26	16d	1	0.57mi
6202 Sierra Nevada Cir NW Albuquerque, NM	4.0	3.0	2625	$2,700	$1.03	25d	1	0.59mi
6619 Binbrook Rd NW Albuquerque, NM	3.0	2.0	1800	$2,299	$1.28	45d	1	0.71mi
6612 Piedra Quemada Rd NW Albuquerque, NM	4.0	2.5	2253	$2,650	$1.18	4d	1	0.80mi
10439 Calle Acanta NW Albuquerque, NM	3.0	2.0	1600	$2,100	$1.31	25d	1	0.80mi
5619 Blue Feather Ave NW Albuquerque, NM	2.0	2.0	1800	$2,200	$1.22	16d	1	0.81mi
10339 Vendaval Ave NW Albuquerque, NM	4.0	2.5	2100	$2,350	$1.12	5d	1	0.90mi
5596 Timberfalls Rd NW Albuquerque, NM	4.0	3.0	2462	$2,300	$0.93	25d	1	0.94mi
9816 Sierra Morena St NW Albuquerque, NM	3.0	2.0	1800	$2,300	$1.28	45d	1	0.96mi
9408 Calico Pl NW Albuquerque, NM	4.0	3.0	2900	$2,900	$1.00	25d	1	1.02mi
10416 Rosefinch Dr NW Albuquerque, NM	3.0	2.5	1997	$2,100	$1.05	46d	1	1.20mi
9705 Allano Ct NW Albuquerque, NM	3.0	2.5	2043	$2,100	$1.03	45d	1	1.24mi
6020 Canis Ave NW Albuquerque, NM	3.0	2.5	2000	$2,490	$1.25	25d	1	1.27mi
10215 Marin Dr NW Albuquerque, NM	4.0	2.0	1896	$2,800	$1.48	3d	1	1.27mi
6206 Nacional Rd NW Albuquerque, NM	4.0	2.5	2269	$2,300	$1.01	21d	1	1.38mi
6115 Goldenseal Ct NW Albuquerque, NM	3.0	2.5	2233	$2,800	$1.25	45d	1	1.38mi
6235 Contess Rd NW Albuquerque, NM	3.0	2.0	1800	$2,000	$1.11	5d	1	1.46mi
7605 Kentwood Ave NW Albuquerque, NM	3.0	2.0	1700	$1,995	$1.17	23d	1	1.47mi

Listing history 1 events

1. 2026-05-20
   listed $310,000 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: $1,252 · $104/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: +$1,228/yr (+$102/mo · 98.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,922
• − Mortgage interest: −$17,365
• − Property taxes: −$1,252
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$9,018
• Taxable loss: −$4,891
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $1,712/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 — Paradise Hills

• Score: 66/100
• State rank: #41
• US rank: #12024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paradise Hills, NM
• County: Bernalillo County · 647,165 people
• Metro: Albuquerque, NM
• Population (ZIP): 70,117
• Household income: $84,277
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 2293.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 46% White 40% Two or more races 21% Native American 4% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 23% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 83% English-only · Spanish 13% Other Indo-European 1%

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: ▼ -227.99%
• Current HPI: 232.3689
• Rent YoY: ▼ -2.45%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-20 Listed $310,000 Southwest MLS

Property tax history

+1.6%/yr

Latest (2016): $1,252 · +3.3% YoY. Source: county tax records.