320 Montoya St NW · Albuquerque, NM 87104

$315,000

4 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 57 Days on market

Built 1956 0.30 ac lot $224/sqft · 6% below area Est $533k · 41% under ↓ 10% since listing

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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 +8.0/30.0
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Two homes, one property! Great opportunity to be in the beautiful Old Town/Sawmill area. Unique opportunity with endless potential! This property features a primary residence ready for renovation--and a 1 bedroom casita ideal for guests, rental income, or multigenerational living. The main home is ~1430 sq ft, and the additional dwelling is ~805 sq ft. Buyer to verify all square footage. This property is being SOLD AS-IS, where is, no warranties expressed or implied. No repairs will be completed.

Key facts

• 1 bedroom casita
• Ideal for guests
• Rental income

Tags

• 1 BEDROOM CASITA
• IDEAL FOR GUESTS
• RENTAL INCOME
• MULTIGENERATIONAL LIVING

Property features AI

Finance

• Other: Zoning: R-1B*; Lot size about 0.3 acres

Exterior

• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-story home; Faces west; Resale property
• Construction: Adobe construction; Stucco exterior; Wood siding; Pitched shingle roof
• Exterior features: Private yard; Covered patio; Screened patio; Shed(s); Full fencing; Landscaped lot with few trees; Paved road access

Interior

• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Forced air heating; Evaporative cooling; Window cooling units
• Interior features: Ceiling fans; Multiple living areas; Main-level primary bedroom; Walk-in closet(s); Metal-framed windows
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (37.1% below list).
• Recommended offer: $198k (37.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.6% 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); Washington Middle (275 students, 100% FRL); Albuquerque High (math 52% / reading 77%, grade B-, #22 of 110 statewide, top 22%, 1,714 students, 45% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: Rents rising fast (+10.8%/yr); 93 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/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

• It's been on market 57 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,100 (37.1% 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 57 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.38%
• DSCR: 0.80
• GRM: 13.3

CMA / ARV

• ARV (median comp): $533,090
• List price: $315,000
• Delta: -40.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2705 Mountain Rd NW	0.15mi	3/1.0 (-1)	1,446 (+3%)	2mo	$285,000	$197	78
2428 Floral Rd NW	0.72mi	3/2.0 (-1)	1,249 (-11%)	8mo	$328,900	$263	36

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.31×
• Total profit: $-61,244
• Equity at exit: $46,968

10-year hold

• IRR: -4.8%
• Equity multiple: 0.63×
• Total profit: $-32,708
• Equity at exit: $27,235

Cash invested: $88,200 (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 87104

• Home prices YoY: -29.7%
• Rents YoY: 10.8%
• Active inventory: 93
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-322

Break-even live

Break-even rent $2,389

Max offer price $258,080

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-233	+0% $-322	+5% $-411	+10% $-501
Rent	-10% $-479	-5% $-400	+0% $-322	+5% $-244	+10% $-166
Rate	-1.0pp $-164	-0.5pp $-242	base $-322	+0.5pp $-404	+1.0pp $-487

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1812 Indian School Rd NW Albuquerque, NM	1.0–3.0	1.0–2.0	776	$1,705	$2.20	4d	9	1.14mi
1700 Violetas Rd NW Albuquerque, NM	3.0	2.5	1426	$1,695	$1.19	21d	1	1.15mi
2804 19th St NW Albuquerque, NM	3.0	2.0	1676	$2,245	$1.34	23d	1	1.32mi
2304 Alamogordo Dr NW Albuquerque, NM	3.0	2.0	1420	$2,095	$1.48	45d	1	1.40mi
5501 Iliff Rd NW Albuquerque, NM	4.0	2.0	1400	$2,000	$1.43	45d	1	1.46mi

Listing history 19 events

1. 2026-06-22
   days on market $315,000 Active 57 DOM
2. 2026-06-18
   days on market $315,000 Active 54 DOM
3. 2026-06-17
   days on market $315,000 Active 53 DOM
4. 2026-06-16
   days on market $315,000 Active 52 DOM
5. 2026-06-15
   days on market $315,000 Active 51 DOM
6. 2026-06-13
   days on market $315,000 Active 49 DOM
7. 2026-06-10
   days on market $315,000 Active 46 DOM
8. 2026-06-09
   days on market $315,000 Active 45 DOM
9. 2026-06-08
   days on market $315,000 Active 44 DOM
10. 2026-06-07
    days on market $315,000 Active 43 DOM
11. 2026-06-05
    days on market $315,000 Active 40 DOM
12. 2026-06-03
    days on market $315,000 Active 39 DOM
13. 2026-06-02
    days on market $315,000 Active 38 DOM
14. 2026-06-01
    days on market $315,000 Active 37 DOM
15. 2026-05-31
    days on market $315,000 Active 36 DOM
16. 2026-04-11
    listed $315,000 Active 502-char remark
17. 2025-09-26
    price $307,000
18. 2025-08-27
    price $325,000
19. 2025-08-12
    price $350,000

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $2,520 · $210/mo
• Expected delta: +$1,271/yr (+$106/mo · 101.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,772
• − Mortgage interest: −$17,645
• − Property taxes: −$1,249
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$9,164
• Taxable loss: −$9,664
• Est. tax savings @ 24.0%: +$2,319
• After-tax cash flow: $-1,547/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 — 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

• Census place: Albuquerque, NM
• County: Bernalillo County · 647,165 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 12,853
• Household income: $75,436
• Rent vs Own: 34.7% rent · 65.3% own
• Severe rent burden: 589.0

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 0.57)
• Race & ethnicity: Hispanic / Latino 55% White 35% Two or more races 31% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 73% English-only · Spanish 25%

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: ▼ -102.54%
• Current HPI: 242.948
• Rent YoY: ▲ 10.78%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

-10.0% since first listed

4 events — show timeline

• 2026-04-11 Listed $315,000 Southwest MLS
• 2025-09-26 Price Changed $307,000 Southwest MLS
• 2025-08-27 Price Changed $325,000 Southwest MLS
• 2025-08-12 Price Changed $350,000 Southwest MLS

Property tax history

-3.4%/yr

Latest (2025): $1,249 · -15.8% YoY. Source: county tax records.