7813 Bellamah Ave NE · Albuquerque, NM 87110

$230,000

4 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 4 Days on market

Built 1953 6,403 sqft lot Est $305k · 25% under

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Albuquerque NM! This 4 bedroom, 2 bath home with a beautiful landscaped yard. Conveniently located next to a park, Hospital and Shopping centers. This home is ready for its second chance at love and new memories. Don't miss on this one.

Key facts

• Next to a park
• Shopping centers
• Landscaped yard

Tags

• LANDSCAPED YARD
• NEXT TO A PARK
• SHOPPING CENTERS

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story home; Faces south; Resale property; Built by Bellamah
• Construction: Frame and stucco construction; Flat tar-and-gravel roof; Slab foundation; Year built (from assessor)
• Exterior features: Private yard; Lawn and landscaped grounds; Few trees; Wall fencing

Interior

• Kitchen: Dishwasher; Free-standing gas range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Wall furnace; Multiple heating units; Evaporative cooling
• Interior features: Built-in bookcases; Ceiling fan(s); Main-level primary bedroom; Separate shower (shower only)
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/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 $211k (8.2% below list).
• Recommended offer: $211k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.7% 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: schools D-, 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.
• Market conditions: Rents rising (+2.7%/yr); 192 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 39% of the median local income ($65k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,158 (8.2% below list)

Questions for the listing agent

1. Built in 1953 — 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 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?
4. 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?
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: 0.92% ✗
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $305,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1401 Rhode Island St NE	0.12mi	4/2.0	1,713 (+14%)	2mo	$344,990	$201	70
7604 Hannett Ave NE	0.14mi	3/2.0 (-1)	1,686 (+12%)	4mo	$375,000	$222	65
8310 Robin Ave NE	0.43mi	3/2.0 (-1)	1,616 (+7%)	1mo	$259,900	$161	62
8311 Roma Ave NE	0.70mi	3/2.0 (-1)	1,493 (-1%)	1mo	$298,500	$200	60
1722 Vermont St NE	0.48mi	3/2.0 (-1)	1,357 (-10%)	2mo	$315,000	$232	55
8309 Fruit Ave NE	0.64mi	3/2.0 (-1)	1,404 (-7%)	5mo	$290,000	$207	50
2008 Wisconsin St NE	0.68mi	3/2.0 (-1)	1,610 (+7%)	3mo	$309,900	$192	49
7409 Morrow Ave NE	0.57mi	3/2.0 (-1)	1,655 (+10%)	6mo	$294,250	$178	46
1824 Indiana St NE	0.73mi	3/2.0 (-1)	1,380 (-8%)	3mo	$330,000	$239	44
8605 Mountain Rd NE	0.55mi	3/1.0 (-1)	1,355 (-10%)	6mo	$275,000	$203	44
1313 Lester Dr NE	0.62mi	3/1.0 (-1)	1,351 (-10%)	6mo	$249,900	$185	40
2032 Vermont St NE	0.73mi	3/2.0 (-1)	1,694 (+13%)	1mo	$377,500	$223	39

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 · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-21,675
• Equity at exit: $34,294

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-958
• Equity at exit: $19,886

Cash invested: $64,400 (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 87110

• Rents YoY: 2.7%
• Active inventory: 192
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,112 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $257

Break-even live

Break-even rent $1,786

Max offer price $230,000

Occupancy floor 83%

Sensitivity live

Price	-10% $387	-5% $322	+0% $257	+5% $192	+10% $127
Rent	-10% $90	-5% $174	+0% $257	+5% $340	+10% $424
Rate	-1.0pp $373	-0.5pp $316	base $257	+0.5pp $197	+1.0pp $137

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1706 Utah St NE Albuquerque, NM	3.0	2.0	1190	$2,000	$1.68	3d	1	0.43mi
1317 Espanola St NE Albuquerque, NM	3.0	2.0	1650	$2,200	$1.33	24d	1	0.46mi
1721 Utah St NE Albuquerque, NM	3.0	2.0	1917	$1,900	$0.99	3d	1	0.47mi
7408 Euclid Ave NE Albuquerque, NM	3.0	2.0	1750	$2,150	$1.23	24d	1	0.64mi
1413 Field Dr NE Albuquerque, NM	3.0	2.0	1847	$3,000	$1.62	44d	1	0.65mi
1108 Marron Cir NE Unit NA Albuquerque, NM	3.0	1.0	1240	$1,850	$1.49	3d	1	0.68mi
1849 Georgia St NE Albuquerque, NM	3.0	2.0	1670	$2,200	$1.32	3d	1	0.89mi
1512 Clancy Dr NE Albuquerque, NM	3.0	1.0	1107	$1,800	$1.63	3d	1	1.04mi
1705 California St NE Albuquerque, NM	3.0	2.0	1832	$1,900	$1.04	24d	1	1.05mi
1316 Espejo St NE Albuquerque, NM	3.0	2.0	1876	$2,200	$1.17	3d	1	1.21mi
217 Pennsylvania St NE Unit 217-C Albuquerque, NM	3.0	2.0	1278	$1,400	$1.10	44d	1	1.24mi
8815 Menaul Blvd NE Albuquerque, NM	4.0	2.0	1400	$2,100	$1.50	24d	1	1.25mi
317 General Hodges St NE Albuquerque, NM	4.0	2.0	1900	$1,995	$1.05	44d	1	1.39mi

Listing history 3 events

1. 2026-06-02
   statusdays on market $230,000 Pending 4 DOM
2. 2026-06-01
   days on market $230,000 Active 3 DOM
3. 2026-05-31
   days on market $230,000 Active 2 DOM

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$530/yr (+$44/mo · 40.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 15 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: $25,339
• − Mortgage interest: −$12,884
• − Property taxes: −$1,310
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − Depreciation: −$6,691
• Taxable loss: −$749
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $3,264/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): 39,685
• Household income: $64,892
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1845.0

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 0.65)
• Race & ethnicity: White 44% Hispanic / Latino 39% Two or more races 18% Native American 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 2%
• Foreign-born: 8% · Canada, China, Vietnam
• Languages at home: 80% English-only · Spanish 14% Chinese 1% 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: ▼ -329.45%
• Current HPI: 256.0806
• Rent YoY: ▲ 2.67%
• Metro: Albuquerque, NM
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-23 Listed $230,000 Southwest MLS
• 2005-03-30 Sold (Public Records) — Public Records
• 2002-05-07 Sold (Public Records) — Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,310 · -1.1% YoY. Source: county tax records.