Real Estate Investing in Cochiti Lake, New Mexico (87083)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 87083 (Cochiti Lake, NM)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.2% of homes vacant — above national norms.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Cochiti Lake, NM (87083)?
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Market Analysis: 87083 Cochiti Lake
The 87083 ZIP in Cochiti Lake, NM is a local-operator market. Outside capital chasing a $274K entry has to pair deep knowledge with the discount.
The investment case in 87083 is healthy only for operators who understand what they are buying. A $274K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 87083's metrics run below Sandoval County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Demographically, 87083 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 87083 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Cochiti Lake:
Property Strategy for 87083
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $245,029 | $1,910 | 5.6% | +9.0% | $122,514 |
| 3BR | $284,757 | $2,660 | 6.7% | +8.2% | $94,919 |
Market Trends
Home Value History (with trend line)
📊 How Does 87083 Compare?
| Metric | 87083 | Cochiti Lake | Albuquerque, NM | New Mexico |
|---|---|---|---|---|
| Home Value | $273,948 | $273,948 | N/A | $308,799 |
| 5-Year CAGR | 5.3% | 5.3% | N/A | 7.3% |
| Avg Rent | $1,719 | $1,719 | N/A | - |
| Cap Rate | 4.9% | 4.9% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 87083 (Cochiti Lake, NM). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $273,948 |
| Monthly Rent | $1,719 |
| Price-to-Rent | 13.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.5% |
| Cap Rate | 4.9% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | -2.4% ▼ |
| 3-Year CAGR | +1.3% ▲ |
| 5-Year CAGR | +5.3% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.9%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 87083
Population: 453
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
Frequently Asked Questions
What approach is best for Cochiti Lake, NM real estate?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Cochiti Lake, NM. The numbers - $274K homes against $1,719/mo rents - support that play.
What kind of vacancy should I budget for in Cochiti Lake, NM?
Cochiti Lake, NM vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is it easy to find good tenants in Cochiti Lake, NM?
The renter base in Cochiti Lake, NM is reasonable for the $1,719/mo price point. Screening well and pricing to market typically yields measured tenants.
Is Cochiti Lake, NM landlord-friendly?
NM law landlord-friendly for landlords, and Cochiti Lake inherits those rules. Investors should still review local ordinances for rental licensing.
What is the investability score for Cochiti Lake, NM?
Yes - Cochiti Lake, NM a 3.0/5 investability score. With $274K home prices against $1,719/mo monthly rent, the market delivers a reasonable entry point for new investors.
You know 87083 now. You don’t know where it ranks.
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How 87083 ranks in Albuquerque, NM
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