1025 Valencia Dr SE Apt 25 · Albuquerque, NM 87108

$77,500

1 bd · 2.0 ba · 604 sqft · Condo · 25 Days on market

Built 1976 Good condition $128/sqft · 18% below area Est $95k · 18% under $256/mo HOA · 29% of rent ↓ 6% 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 +7.2/30.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.1/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Cozy, Newly Renovated 1-Bedroom Condo in Gated Tres Caminos!This charming ground-floor unit feels like new with its recent updates and clean, modern look. Located in the secure Tres Caminos community, you'll enjoy quick access to the airport, Nob Hill, Kirtland AFB, the VA Hospital, CNM, UNM, plus great dining and shopping. Perfect for convenient, low-maintenance living!

Key facts

• Near nob hill
• Ground-floor condo
• Near kirtland afb

Tags

• GROUND-FLOOR CONDO
• NEW WINDOW
• NEW SLIDING DOOR
• NEAR NOB HILL
• NEAR KIRTLAND AFB
• NEAR VA HOSPITAL

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $78k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $62k (19.8% below list).
• Meets the 1% rule at list price ($868 rent vs $78k).
• Recommended offer: $62k (19.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in Albuquerque — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Wilson Middle (401 students, 100% FRL); Highland High (math 30% / reading 70%, grade D+, #36 of 110 statewide, top 45%, 1,152 students, 100% FRL) — zoned schools average 77% FRL vs 60% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 63% district-wide (-13 pts) — the specific schools serving this property underperform the Albuquerque Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $62,181 (19.8% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 7.4

CMA / ARV

• ARV (median comp): $94,754
• List price: $77,500
• Delta: -18.21%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1025 Valencia Dr SE Apt 10	0.00mi	1/1.0	604 (0%)	5mo	$89,900	$149	92
1100 Alvarado Dr SE #302	0.08mi	1/1.0	600 (-1%)	28mo	$99,900	$167	71
844 Madeira Dr SE	0.37mi	2/1.0 (+1)	750 (+24%)	6mo	$150,000	$200	43
351 Washington St SE #102	1.23mi	1/1.0	463 (-23%)	2mo	$124,900	$270	35
516 Mesilla St SE	1.04mi	2/1.0 (+1)	740 (+22%)	8mo	$82,500	$111	25

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 · 2.54% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.10×
• Total profit: $-19,530
• Equity at exit: $11,556

10-year hold

• IRR: -25.8%
• Equity multiple: -0.23×
• Total profit: $-26,622
• Equity at exit: $6,701

Cash invested: $21,700 (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 87108

• Rents YoY: 2.5%
• Active inventory: 333
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $868 high
• Mortgage (P&I): −$406
• Tax est. 1.5%: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$256
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-106

Break-even live

Break-even rent $1,002

Max offer price $62,181

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-79	+0% $-106	+5% $-133	+10% $-159
Rent	-10% $-174	-5% $-140	+0% $-106	+5% $-72	+10% $-37
Rate	-1.0pp $-67	-0.5pp $-86	base $-106	+0.5pp $-126	+1.0pp $-146

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: $19,375
• Closing costs: $2,325
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Alvarado Dr SE Albuquerque, NM	1.0	1.0	640	$750	$1.17	184d	2	0.04mi
1024 Alvarado Dr SE Albuquerque, NM	1.0	1.0	575	$595	$1.03	108d	3	0.04mi
1015 Cardenas Dr SE Unit 1014-6 Albuquerque, NM	1.0	1.0	696	$935	$1.34	144d	1	0.05mi
1015 Cardenas Dr SE Unit 1015-21 Albuquerque, NM	1.0	1.0	696	$972	$1.40	144d	1	0.05mi
1015 Cardenas Dr SE Unit 1014-4 Albuquerque, NM	1.0	1.0	696	$935	$1.34	123d	1	0.05mi
1015 Cardenas Dr SE Unit 1014-5 Albuquerque, NM	—	1.0	473	$840	$1.78	184d	1	0.05mi
1015 Cardenas Dr SE Unit 1014-22 Albuquerque, NM	1.0	1.0	696	$935	$1.34	7d	1	0.05mi
1015 Cardenas Dr SE Unit 1015-11 Albuquerque, NM	1.0	1.0	696	$935	$1.34	10d	1	0.05mi
1015 Cardenas Dr SE Unit 1015-11 Albuquerque, NM	1.0	1.0	696	$935	$1.34	55d	1	0.05mi
1015 Cardenas Dr SE Unit 1015-15 Albuquerque, NM	1.0	1.0	696	$935	$1.34	133d	1	0.05mi
1020 Valencia Dr SE Albuquerque, NM	1.0–3.0	1.0	845	$950	$1.12	28d	1	0.05mi
1112 Palomas Dr SE Albuquerque, NM	2.0	1.0	750	$850	$1.13	160d	1	0.10mi
983 Valencia Dr SE Unit 038 Albuquerque, NM	—	1.0	495	$880	$1.78	164d	1	0.10mi
5851 Anderson Ave SE Albuquerque, NM	—	1.0	507	$855	$1.68	0d	5	0.11mi
5851 Anderson Ave SE Albuquerque, NM	—	1.0	507	$899	$1.77	43d	5	0.11mi
1101 Palomas Dr SE Albuquerque, NM	1.0	1.0	630	$880	$1.40	13d	3	0.16mi
911 Alvarado Dr SE Unit 4 Albuquerque, NM	1.0	1.0	650	$995	$1.53	144d	1	0.16mi
911 Alvarado Dr SE Unit 4 Albuquerque, NM	1.0	1.0	650	$995	$1.53	10d	1	0.16mi
1180 Alvarado Dr SE Albuquerque, NM	1.0	1.0	700	$845	$1.21	36d	2	0.17mi
1130 Madeira Dr SE Albuquerque, NM	1.0–2.0	1.0	729	$925	$1.27	10d	1	0.17mi
6020 Kathryn Ave SE Albuquerque, NM	1.0	1.0	695	$816	$1.17	2d	1	0.18mi
1020 Madeira Dr SE Unit C Albuquerque, NM	1.0	1.0	520	$800	$1.54	184d	1	0.20mi
5500 Eastern Ave SE Unit 5520-B Albuquerque, NM	1.0	1.0	550	$685	$1.25	184d	1	0.22mi
5500 Eastern Ave SE Albuquerque, NM	1.0	1.0	550	$685	$1.25	110d	1	0.22mi
5500 Eastern Ave SE Albuquerque, NM	1.0	1.0	550	$685	$1.25	164d	1	0.22mi
5500 Eastern Ave SE Albuquerque, NM	1.0	1.0	550	$685	$1.25	119d	1	0.22mi
5500 Eastern Ave SE Albuquerque, NM	1.0	1.0	550	$700	$1.27	2d	1	0.22mi
1229 Palomas Dr SE Apt 16 Albuquerque, NM	1.0	1.0	600	$925	$1.54	38d	1	0.23mi
1229 Palomas Dr SE Apt 3 Albuquerque, NM	1.0	1.0	600	$925	$1.54	10d	1	0.23mi
1000 Madeira Dr SE Unit 7 Albuquerque, NM	1.0	1.0	628	$700	$1.11	184d	1	0.23mi
5500 Eastern Ave SE Unit 5520-C Albuquerque, NM	1.0	1.0	550	$715	$1.30	10d	1	0.24mi
5500 Eastern Ave SE Unit 5520-C Albuquerque, NM	1.0	1.0	550	$715	$1.30	15d	1	0.24mi
5500 Eastern Ave SE Unit 5520-I Albuquerque, NM	1.0	1.0	550	$725	$1.32	184d	1	0.24mi
1201 Madeira Dr SE Albuquerque, NM	1.0	1.0	610	$953	$1.56	110d	1	0.24mi
920 San Pedro Dr SE Apt 4 Albuquerque, NM	2.0	1.0	750	$1,200	$1.60	10d	1	0.24mi
920 San Pedro Dr SE Apt 1 Albuquerque, NM	1.0	1.0	600	$950	$1.58	10d	1	0.24mi
920 San Pedro Dr SE Apt 3 Albuquerque, NM	2.0	1.0	750	$1,150	$1.53	10d	1	0.24mi
1001 Madeira Dr SE Albuquerque, NM	1.0–2.0	1.0–2.0	683	$925	$1.35	0d	2	0.24mi
912 San Pedro Dr SE Apt 3 Albuquerque, NM	2.0	1.0	750	$1,200	$1.60	11d	1	0.25mi
912 San Pedro Dr SE Apt 3 Albuquerque, NM	2.0	1.0	750	$1,200	$1.60	10d	1	0.25mi

Property features AI

Finance

• HOA & community: Monthly association fee of $256Association fee includes common areas, grounds maintenance, and poolGated community with common grounds

Exterior

• Utilities: Cable availableElectricity connectedNatural gas connectedPhone availablePublic sewerPublic water
• Home design: One storyEast-facingEntry level 1
• Construction: Pitched roofFrame and stucco construction
• Exterior features: CourtyardLandscapingGateCommunity pool with in-ground pool, cover, screen enclosure, and vinyl finish

Interior

• Kitchen: DishwasherFree-standing gas rangeRefrigeratorRange hood
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Heating & cooling: Combination, central, forced-air heatingRefrigerated cooling
• Interior features: Ceiling fansLiving and dining room
• Laundry & utility: Electric dryer hookup

HOA detail $256/mo · $3,072/yr condo

• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $77,500 Active 25 DOM
2. 2026-11-07
   days on market $77,500 Active 24 DOM
3. 2026-11-06
   days on market $77,500 Active 23 DOM
4. 2026-11-05
   days on market $77,500 Active 22 DOM
5. 2026-11-04
   days on market $77,500 Active 21 DOM
6. 2026-11-02
   days on market $77,500 Active 19 DOM
7. 2026-11-01
   days on market $77,500 Active 18 DOM
8. 2026-10-31
   days on market $77,500 Active 17 DOM
9. 2026-10-30
   days on market $77,500 Active 16 DOM
10. 2026-10-29
    days on market $77,500 Active 15 DOM
11. 2026-10-28
    days on market $77,500 Active 14 DOM
12. 2026-10-27
    pricedays on market $77,500 Active 13 DOM
13. 2026-10-26
    days on market $82,500 Active 12 DOM
14. 2026-10-26
    days on market $82,500 Active 11 DOM
15. 2026-10-24
    days on market $82,500 Active 10 DOM
16. 2026-10-23
    days on market $82,500 Active 9 DOM
17. 2026-10-22
    days on market $82,500 Active 8 DOM
18. 2026-10-21
    days on market $82,500 Active 7 DOM
19. 2026-10-20
    days on market $82,500 Active 6 DOM
20. 2026-10-19
    days on market $82,500 Active 5 DOM
21. 2026-10-18
    days on market $82,500 Active 4 DOM
22. 2026-10-17
    days on market $82,500 Active 3 DOM
23. 2026-10-16
    days on market $82,500 Active 2 DOM
24. 2026-10-15
    pricedays on marketlisting id $82,500 Active 1 DOM
25. 2026-08-26
    days on market $85,000 Active 171 DOM
26. 2026-08-25
    days on market $85,000 Active 170 DOM
27. 2026-08-24
    days on market $85,000 Active 169 DOM
28. 2026-08-23
    days on market $85,000 Active 168 DOM
29. 2026-08-22
    days on market $85,000 Active 167 DOM
30. 2026-08-21
    days on market $85,000 Active 166 DOM
31. 2026-08-20
    days on market $85,000 Active 165 DOM
32. 2026-08-19
    days on market $85,000 Active 164 DOM
33. 2026-08-18
    days on market $85,000 Active 163 DOM
34. 2026-08-17
    days on market $85,000 Active 162 DOM
35. 2026-08-16
    days on market $85,000 Active 161 DOM
36. 2026-08-15
    days on market $85,000 Active 160 DOM
37. 2026-08-14
    days on market $85,000 Active 159 DOM
38. 2026-08-13
    days on market $85,000 Active 158 DOM
39. 2026-08-12
    days on market $85,000 Active 157 DOM
40. 2026-08-11
    days on market $85,000 Active 156 DOM
41. 2026-08-10
    days on market $85,000 Active 155 DOM
42. 2026-08-09
    days on market $85,000 Active 154 DOM
43. 2026-08-08
    days on market $85,000 Active 153 DOM
44. 2026-08-07
    days on market $85,000 Active 152 DOM
45. 2026-08-06
    days on market $85,000 Active 151 DOM
46. 2026-08-05
    days on market $85,000 Active 150 DOM
47. 2026-08-04
    days on market $85,000 Active 149 DOM
48. 2026-08-03
    pricedays on market $85,000 Active 148 DOM
49. 2026-08-01
    days on market $87,500 Active 145 DOM
50. 2026-07-30
    days on market $87,500 Active 144 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,416
• − Mortgage interest: −$4,341
• − Property taxes: −$1,162
• − Insurance: −$388
• − Repairs & maintenance: −$833
• − Management: −$833
• − HOA: −$3,072
• − Depreciation: −$2,255
• Taxable loss: −$2,468
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $-678/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This newly renovated 1-bedroom condo in Tres Caminos is in excellent condition with no visible repairs needed. It offers a great location and is move-in ready.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the overall appearance and increase property value. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/renters. ↑
• Both Upgrading the flooring — Upgrading the flooring can improve the overall look and feel of the home, making it more attractive to potential buyers/renters. ↑

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary Whittier Elementary Middle Wilson Middle High Highland High D+ NM #36/110 Nat'l #5,489/17,239

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

B Composite livability gradescore 72/100

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 · 704,528 people
• City population: 647,165
• Metro: Albuquerque, NM
• Population (ZIP): 36,331
• Household income: $42,724
• Rent vs Own: 62.5% rent · 37.5% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 49% White 34% Two or more races 21% Native American 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 31% Cuban 3%
• Languages at home: 67% English-only · Spanish 26% Other Indo-European 2% Tagalog/Filipino 1%

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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: ▼ -228.14%
• Current HPI: 238.53
• Rent YoY: ▲ 2.54%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• HOA & community: Monthly association fee of $256Association fee includes common areas, grounds maintenance, and poolGated community with common grounds

Exterior

• Utilities: Cable availableElectricity connectedNatural gas connectedPhone availablePublic sewerPublic water
• Home design: One storyEast-facingEntry level 1
• Construction: Pitched roofFrame and stucco construction
• Exterior features: CourtyardLandscapingGateCommunity pool with in-ground pool, cover, screen enclosure, and vinyl finish

Interior

• Kitchen: DishwasherFree-standing gas rangeRefrigeratorRange hood
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom1 three-quarter bathroom
• Heating & cooling: Combination, central, forced-air heatingRefrigerated cooling
• Interior features: Ceiling fansLiving and dining room
• Laundry & utility: Electric dryer hookup

Price history

-6.2% since first listed

5 events — show timeline

• 2026-10-12 Listed $82,500 Southwest MLS
• 2026-08-01 Price Changed $85,000 Southwest MLS
• 2026-06-25 Price Changed $87,500 Southwest MLS
• 2026-04-25 Price Changed $85,000 Southwest MLS
• 2026-04-03 Price Changed $88,000 Southwest MLS