619 Adams St NE · Albuquerque, NM 87110

$330,000

3 bd · 2.0 ba · 1,584 sqft · Other public records · 19 Days on market

Built 1950 6,752 sqft lot $208/sqft · 22% below area Est $425k · 22% 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 +7.9/30.0
• Schools +5.3/10.0
• Livability +3.6/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attractive 1590 SQFT Income Producing Duplex on Impressive Lot Near ABQ's High Demand North UNM Area. UNIT A: Leased, 957 SF, 2 BR, 1 Bath Front/Main House Offers a Roomy Floorplan, Hard Flooring, Ample Kitchen, Super Private Enclosed Patio and Exclusive Driveway Parking. UNIT B: Vacant 633 SF, 1 BR, 1 Bath Back ''Cottage'' w/ Incredible Natural Light, Wood Burning Fireplace, Large Open Patio, Big Back Yard, Shed and Exclusive Gated Parking from Alley. We Love the Location, Condition & Price Here! #B is in Move-In Ready Condition. Gas & Elec Separately Metered. Live in One, Rent the Other! Current Rent Income of #A is $1200/mo. Please Do Not Disturb Tenants or Walk On Property Without Appointment. View #A After Accepted Offer Only but You Can See #B Today! Sale As-Is.

Key facts

• Impressive lot
• 6,752 sq ft lot
• Built 1950

Tags

• INCOME PRODUCING DUPLEX
• IMPRESSIVE LOT
• SUPER PRIVATE ENCLOSED PATIO
• EXCLUSIVE DRIVEWAY PARKING
• INCREDIBLE NATURAL LIGHT
• WOOD BURNING FIREPLACE

Property features AI

Finance

• Financial info: Total rent reported: $1,200

Exterior

• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-story property; Faces east; Entry level 2; Resale condition
• Construction: Block, frame and stucco construction; Pitched shingle and tar/gravel roof; Built by unknown builder
• Exterior features: Private yard; Private entrance; Privacy wall; Open patio; Patio; Shed(s) and storage; Wall fencing; Landscaped lot with few trees; City street frontage with asphalt road

Interior

• Kitchen: Dishwasher; Free-standing gas range; Refrigerator
• Bedrooms: Main level (see floorplan for unit layout)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Forced air; Wall furnace; Evaporative cooling (multiple units)
• Interior features: Ceiling fans; Main-level primary bedroom; Double-pane insulated vinyl windows

🏷️ Possibly a rental listed for sale. The $330,000 price doesn't fit this home's estimated sale value (~$425,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $330k.

Deal economics

• At list price, monthly cash flow is $-354 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (33.0% below list).
• Recommended offer: $221k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,316 units permitted in Bernalillo County in 2024 (546 in 5+ unit buildings).
• This rent runs 41% 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,229 (33.0% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.01%
• Cash-on-cash: -4.59%
• DSCR: 0.80
• GRM: 12.4

CMA / ARV

• ARV (median comp): $425,000
• List price: $330,000
• Delta: -22.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.67% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-76,805
• Equity at exit: $49,204

10-year hold

• IRR: -20.9%
• Equity multiple: -0.07×
• Total profit: $-99,176
• Equity at exit: $28,532

Cash invested: $92,400 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,212 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$233 /mo · $2,799/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-354

Break-even live

Break-even rent $2,660

Max offer price $267,534

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-260	+0% $-354	+5% $-447	+10% $-540
Rent	-10% $-528	-5% $-441	+0% $-354	+5% $-266	+10% $-179
Rate	-1.0pp $-187	-0.5pp $-270	base $-354	+0.5pp $-439	+1.0pp $-526

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4600 Mountain Rd NE Albuquerque, NM	4.0	2.5	2029	$2,500	$1.23	24d	1	0.20mi
342 Adams St NE Albuquerque, NM	3.0	2.0	1160	$1,700	$1.47	44d	1	0.32mi
3925 Mesa Verde Ave NE Albuquerque, NM	4.0	2.0	1800	$2,250	$1.25	44d	1	0.33mi
825 Monroe St NE Albuquerque, NM	4.0	2.0	1900	$1,995	$1.05	3d	1	0.34mi
825 Monroe St NE Albuquerque, NM	4.0	2.0	1900	$2,100	$1.11	44d	1	0.34mi
411 Manzano St NE Unit A UPSTAIRS Albuquerque, NM	2.0	1.0	1300	$1,400	$1.08	3d	1	0.40mi
3812 Calle del Monte NE Albuquerque, NM	2.0	2.0	1479	$3,500	$2.37	44d	1	0.50mi
4305 Central Ave NE Albuquerque, NM	2.0	1.0–2.0	817	$2,000	$2.45	44d	3	0.59mi
520 Ortiz Dr NE Albuquerque, NM	2.0	2.0	1300	$2,300	$1.77	44d	1	0.64mi
4101 Central Ave NE Albuquerque, NM	1.0–2.0	1.0–2.0	1034	$2,408	$2.33	3d	15	0.64mi
601 Tulane Dr NE Albuquerque, NM	3.0	1.5	1994	$2,700	$1.35	44d	1	0.74mi
3936 Silver Ave SE Albuquerque, NM	3.0	2.5	1960	$2,300	$1.17	3d	1	0.75mi
3414 Purdue Pl NE Albuquerque, NM	2.0	2.0	1562	$4,200	$2.69	44d	1	0.75mi
3306 Mackland Ave NE Albuquerque, NM	3.0	2.0	1600	$2,095	$1.31	44d	1	0.82mi
3600 Central Ave SE Albuquerque, NM	2.0	2.0	1180	$2,200	$1.86	22d	2	0.83mi
321 Jefferson St SE Unit 2-A Albuquerque, NM	2.0	2.0	1144	$1,650	$1.44	44d	1	0.87mi
1818 Washington St NE Albuquerque, NM	3.0	2.0	2130	$2,200	$1.03	24d	1	0.89mi
305 Aliso Dr SE Albuquerque, NM	3.0	2.0	2022	$5,500	$2.72	44d	1	0.89mi
317 Morningside Dr SE Albuquerque, NM	3.0	2.0	1322	$2,200	$1.66	44d	1	0.91mi
210 Carlisle Blvd SE Albuquerque, NM	2.0	1.0	1050	$1,700	$1.62	44d	1	0.91mi
1116 Summit Dr NE Albuquerque, NM	2.0	1.5	1425	$2,400	$1.68	44d	1	0.95mi
317 Cagua Dr NE Albuquerque, NM	4.0	2.0	1400	$1,900	$1.36	3d	1	0.98mi
1009 Bryn Mawr Dr NE Albuquerque, NM	3.0	1.0	1118	$2,500	$2.24	44d	1	1.00mi
1009 Bryn Mawr Dr NE Albuquerque, NM	3.0	1.0	1120	$2,300	$2.05	24d	1	1.00mi
3009 Delano Pl NE Albuquerque, NM	3.0	1.5	1636	$2,360	$1.44	44d	1	1.01mi
400 Amherst Dr SE Albuquerque, NM	3.0	2.0	2003	$2,600	$1.30	44d	1	1.09mi
3901 Indian School Rd NE Albuquerque, NM	2.0	1.0–2.0	1050	$1,980	$1.89	3d	17	1.11mi
1705 California St NE Albuquerque, NM	3.0	2.0	1832	$1,900	$1.04	24d	1	1.12mi
820 Vassar Dr NE Albuquerque, NM	3.0	2.0	1500	$2,300	$1.53	44d	1	1.14mi
1315 Dartmouth Dr NE Albuquerque, NM	3.0	2.0	1200	$1,000	$0.83	44d	1	1.21mi
4679 Idlewilde Ln SE Albuquerque, NM	3.0	2.0	1429	$2,200	$1.54	15d	1	1.34mi
215 Vassar Dr SE Unit B Albuquerque, NM	3.0	2.0	1700	$1,900	$1.12	44d	1	1.37mi
1849 Georgia St NE Albuquerque, NM	3.0	2.0	1670	$2,200	$1.32	3d	1	1.37mi
1428 Vassar Dr NE Unit C Albuquerque, NM	3.0	1.5	1500	$2,150	$1.43	3d	1	1.37mi
2341 Valencia Dr NE Albuquerque, NM	2.0	1.0	1128	$1,850	$1.64	44d	1	1.38mi
4903 Idlewilde Ln SE Albuquerque, NM	3.0	2.0	1772	$2,050	$1.16	44d	1	1.38mi
1321 Lobo Pl NE Albuquerque, NM	3.0	2.0	1724	$2,250	$1.31	45d	1	1.40mi
4904 Idlewilde Ln SE Albuquerque, NM	3.0	1.0	2160	$2,100	$0.97	44d	1	1.41mi
720 Carlisle Blvd SE Albuquerque, NM	2.0	1.0	1131	$4,200	$3.71	44d	1	1.44mi
504 Girard Blvd SE Albuquerque, NM	3.0	1.5	1555	$2,000	$1.29	44d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $330,000 Active 19 DOM
2. 2026-06-17
   days on market $330,000 Active 18 DOM
3. 2026-06-16
   days on market $330,000 Active 17 DOM
4. 2026-06-15
   days on market $330,000 Active 16 DOM
5. 2026-06-13
   days on market $330,000 Active 14 DOM
6. 2026-06-10
   days on market $330,000 Active 11 DOM
7. 2026-06-09
   days on market $330,000 Active 10 DOM
8. 2026-06-08
   days on market $330,000 Active 9 DOM
9. 2026-06-07
   days on market $330,000 Active 8 DOM
10. 2026-06-05
    status $330,000 Active 5 DOM

    Show marketing remark (797 chars)

    Attractive 1590 SQFT Income Producing Duplex on Impressive Lot Near ABQ's High Demand North UNM Area. UNIT A: Leased, 957 SF, 2 BR, 1 Bath Front/Main House Offers a Roomy Floorplan, Hard Flooring, Ample Kitchen, Super Private Enclosed Patio and Exclusive Driveway Parking. UNIT B: Vacant 633 SF, 1 BR, 1 Bath Back ''Cottage'' w/ Incredible Natural Light, Wood Burning Fireplace, Large Open Patio, Big Back Yard, Shed and Exclusive Gated Parking from Alley. We Love the Location, Condition & Price Here! #B is in Move-In Ready Condition. Gas & Elec Separately Metered. Live in One, Rent the Other! Current Rent Income of #A is $1200/mo. Please Do Not Disturb Tenants or Walk On Property Without Appointment. View #A After Accepted Offer Only but You Can See #B Today! Sale As-Is.

11. 2026-05-10
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Attractive 1590 SQFT Income Producing Duplex on Impressive Lot Near ABQ's High Demand North UNM Area. UNIT A: Leased, 957 SF, 2 BR, 1 Bath Front/Main House Offers a Roomy Floorplan, Hard Flooring, Ample Kitchen, Super Private Enclosed Patio and Exclusive Driveway Parking. UNIT B: Vacant 633 SF, 1 BR, 1 Bath Back ''Cottage'' w/ Incredible Natural Light, Wood Burning Fireplace, Large Open Patio, Big Back Yard, Shed and Exclusive Gated Parking from Alley. We Love the Location, Condition & Price Here! #B is in Move-In Ready Condition. Gas & Elec Separately Metered. Live in One, Rent the Other! Current Rent Income of #A is $1200/mo. Please Do Not Disturb Tenants or Walk On Property Without Appointment. View #A After Accepted Offer Only but You Can See #B Today! Sale As-Is.

12. 2026-05-10
    status Pending 797-char remark

    Show marketing remark (797 chars)

    Attractive 1590 SQFT Income Producing Duplex on Impressive Lot Near ABQ's High Demand North UNM Area. UNIT A: Leased, 957 SF, 2 BR, 1 Bath Front/Main House Offers a Roomy Floorplan, Hard Flooring, Ample Kitchen, Super Private Enclosed Patio and Exclusive Driveway Parking. UNIT B: Vacant 633 SF, 1 BR, 1 Bath Back ''Cottage'' w/ Incredible Natural Light, Wood Burning Fireplace, Large Open Patio, Big Back Yard, Shed and Exclusive Gated Parking from Alley. We Love the Location, Condition & Price Here! #B is in Move-In Ready Condition. Gas & Elec Separately Metered. Live in One, Rent the Other! Current Rent Income of #A is $1200/mo. Please Do Not Disturb Tenants or Walk On Property Without Appointment. View #A After Accepted Offer Only but You Can See #B Today! Sale As-Is.

13. 2026-05-01
    listed $330,000 Active 797-char remark

    Show marketing remark (797 chars)

    Attractive 1590 SQFT Income Producing Duplex on Impressive Lot Near ABQ's High Demand North UNM Area. UNIT A: Leased, 957 SF, 2 BR, 1 Bath Front/Main House Offers a Roomy Floorplan, Hard Flooring, Ample Kitchen, Super Private Enclosed Patio and Exclusive Driveway Parking. UNIT B: Vacant 633 SF, 1 BR, 1 Bath Back ''Cottage'' w/ Incredible Natural Light, Wood Burning Fireplace, Large Open Patio, Big Back Yard, Shed and Exclusive Gated Parking from Alley. We Love the Location, Condition & Price Here! #B is in Move-In Ready Condition. Gas & Elec Separately Metered. Live in One, Rent the Other! Current Rent Income of #A is $1200/mo. Please Do Not Disturb Tenants or Walk On Property Without Appointment. View #A After Accepted Offer Only but You Can See #B Today! Sale As-Is.

14. 2026-05-01
    listed $330,000 Active 797-char remark

    Show marketing remark (797 chars)

    Attractive 1590 SQFT Income Producing Duplex on Impressive Lot Near ABQ's High Demand North UNM Area. UNIT A: Leased, 957 SF, 2 BR, 1 Bath Front/Main House Offers a Roomy Floorplan, Hard Flooring, Ample Kitchen, Super Private Enclosed Patio and Exclusive Driveway Parking. UNIT B: Vacant 633 SF, 1 BR, 1 Bath Back ''Cottage'' w/ Incredible Natural Light, Wood Burning Fireplace, Large Open Patio, Big Back Yard, Shed and Exclusive Gated Parking from Alley. We Love the Location, Condition & Price Here! #B is in Move-In Ready Condition. Gas & Elec Separately Metered. Live in One, Rent the Other! Current Rent Income of #A is $1200/mo. Please Do Not Disturb Tenants or Walk On Property Without Appointment. View #A After Accepted Offer Only but You Can See #B Today! Sale As-Is.

15. 2008-08-01
    soldstatus
16. 2005-07-13
    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: $2,799 · $233/mo
• Projected year-2 tax: $2,799 · $233/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 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥94°F today · 14 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: $26,547
• − Mortgage interest: −$18,485
• − Property taxes: −$2,799
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$9,600
• Taxable loss: −$10,234
• Est. tax savings @ 24.0%: +$2,456
• After-tax cash flow: $-1,787/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

+0.0% since first listed

8 events — show timeline

• 2026-06-05 Relisted — Southwest MLS
• 2026-06-05 Relisted — Southwest MLS
• 2026-05-10 Pending — Southwest MLS
• 2026-05-10 Pending — Southwest MLS
• 2026-05-01 Listed $330,000 Southwest MLS
• 2026-05-01 Listed $330,000 Southwest MLS
• 2008-08-01 Sold (Public Records) — Public Records
• 2005-07-13 Sold (Public Records) — Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,799 · +3.2% YoY. Source: county tax records.