18 Longview Rd · Sandia Knolls, NM 87047

$232,000

3 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 43 Days on market

Built 1979 0.50 ac lot $174/sqft · 32% below area Est $340k · 32% 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 +15.0/15.0
• Cash flow +7.8/30.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Mountain setting, big-lot breathing room, and a layout that actually makes sense. This 3-bedroom, 2-bath home in Sandia Knolls offers an open floor plan with comfortable living space and a large 0.5-acre lot. Enjoy a peaceful Sandia Park setting near Tinkertown Museum, Sandia Peak Tramway, Sandia Peak Ski Area, local trails, and everyday access toward Albuquerque-area shops, dining, and services. A solid option for buyers looking for space, location, and New Mexico mountain character.

Key facts

• Open floor plan
• Mountain setting
• Large lot

Tags

• MOUNTAIN SETTING
• BIG-LOT BREATHING ROOM
• OPEN FLOOR PLAN
• LARGE LOT
• PEACEFUL SETTING
• NEAR TINKERTOWN MUSEUM

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-story; Faces north; Resale property
• Construction: Wood siding; Composition roof; Pillar/post/pier foundation
• Exterior features: Open patio; Patio; Back yard fencing; Full yard fence; Corner lot; Landscaped; Alley frontage (paved)

Interior

• Kitchen: Free-standing electric range
• Bedrooms: Primary bedroom on main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: Living/dining room; Main level primary; Walk-in closet(s); Sliding windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-261 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (33.4% below list).
• Recommended offer: $155k (33.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#53 in NM) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute 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.
• Market conditions: 153 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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 $154,542 (33.4% 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 43 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.67% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.81%
• DSCR: 0.79
• GRM: 12.5

CMA / ARV

• ARV (median comp): $340,000
• List price: $232,000
• Delta: -31.76%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Pinon Heights Rd	0.10mi	3/2.0	1,332 (0%)	4mo	$340,000	$255	92
5 Pinon Cir	0.40mi	3/2.0	1,415 (+6%)	23mo	$298,000	$211	52

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-54,241
• Equity at exit: $34,592

10-year hold

• IRR: -20.1%
• Equity multiple: -0.06×
• Total profit: $-68,811
• Equity at exit: $20,059

Cash invested: $64,960 (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 87047

• Home prices YoY: -26.7%
• Active inventory: 153
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$1,217
• Tax from tax record: −$168 /mo · $2,018/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-261

Break-even live

Break-even rent $1,875

Max offer price $185,970

Occupancy floor —

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: $58,000
• Closing costs: $6,960
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $232,000 Active 43 DOM
2. 2026-06-17
   days on market $232,000 Active 42 DOM
3. 2026-06-16
   days on market $232,000 Active 41 DOM
4. 2026-06-15
   days on market $232,000 Active 40 DOM
5. 2026-06-13
   pricedays on market $232,000 Active 38 DOM
6. 2026-06-10
   days on market $243,500 Active 35 DOM
7. 2026-06-09
   days on market $243,500 Active 34 DOM
8. 2026-06-08
   days on market $243,500 Active 33 DOM
9. 2026-06-07
   days on market $243,500 Active 32 DOM
10. 2026-06-05
    days on market $243,500 Active 29 DOM
11. 2026-06-03
    days on market $243,500 Active 28 DOM
12. 2026-06-02
    days on market $243,500 Active 27 DOM
13. 2026-06-01
    days on market $243,500 Active 26 DOM
14. 2026-05-31
    days on market $243,500 Active 25 DOM
15. 2026-05-06
    listed $243,500 Active 489-char remark
16. 2023-04-21
    soldstatus
17. 2023-03-10
    status Pending
18. 2023-03-09
    status Active
19. 2023-02-26
    status Pending
20. 2023-02-17
    listed $260,000 Active
21. 2020-05-28
    soldstatus
22. 2017-10-09
    historical
23. 2017-10-06
    soldstatus
24. 2017-08-27
    status Pending
25. 2017-08-19
    listed $150,000 Active
26. 2000-07-14
    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: $2,018 · $168/mo
• Projected year-2 tax: $2,018 · $168/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 5 d/yr ≥89°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,545
• − Mortgage interest: −$12,996
• − Property taxes: −$2,018
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$6,749
• Taxable loss: −$7,345
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-1,364/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 — Sandia Knolls

• Score: 65/100
• State rank: #53
• US rank: #13205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandia Knolls, NM
• Population (ZIP): 5,166

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: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 22% Two or more races 14%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Slovak 5% Romanian 5% Portuguese 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -82.29%
• Current HPI: 225.7018
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+54.7% since first listed

13 events — show timeline

• 2026-06-10 Price Changed $232,000 Southwest MLS
• 2026-05-06 Listed $243,500 Southwest MLS
• 2023-04-21 Sold (Public Records) — Public Records
• 2023-03-10 Pending — Southwest MLS
• 2023-03-09 Relisted — Southwest MLS
• 2023-02-26 Pending — Southwest MLS
• 2023-02-17 Listed $260,000 Southwest MLS
• 2020-05-28 Sold (Public Records) — Public Records
• 2017-10-09 Delisted — Southwest MLS
• 2017-10-06 Sold (Public Records) — Public Records
• 2017-08-27 Pending — Southwest MLS
• 2017-08-19 Listed $150,000 Southwest MLS
• 2000-07-14 Sold (Public Records) — Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,018 · -12.8% YoY. Source: county tax records.