Is Sandoval County, NM good for real estate investing?

Sandoval County has an investment score of 54/100, rated as "Hold". The county ranks #528 nationally among 1000 counties analyzed.

What is the rent-to-price ratio in Sandoval?

The rent-to-price ratio in Sandoval County is 5.97% annually, which ranks in the 48th percentile nationally. Higher ratios indicate better cash flow potential.

What is the median home price in Sandoval?

The median home price in Sandoval County is $377,236. This ranks #841 in affordability among all US counties.

Can you cash flow on rental properties in Sandoval?

Based on median values with 20% down at current rates, a typical rental in Sandoval County would generate negative cash flow of $759/month. Individual property performance varies based on purchase price, rent, and operating expenses.

Sandoval County

New MexicoPopulation: 149,460

/100

Hold

#528 of 1,000 counties

#16 in New Mexico (30 counties)

Analysis by RentalCalcs ResearchIndependent data + algorithm-driven scoring

Updated August 31, 2026Sources: Zillow ZHVI, Zillow ZORI, US Census ACS, Tax Foundation

Market Snapshot

$377,236

Median Home Price

65% above national median

$1,876/mo

Median Rent

29% above national median

5.97%

Rent-to-Price Ratio

Top 52% nationally

-$759

Est. Monthly Cash Flow

With 20% down at 6.9% rate

Scenario comparison

Same $1,876/mo rent assumption, 20% down, 6.85% rate. What changes is the acquisition price.

Scenario	Purchase price	Monthly cash flow	Cap rate	Cash-on-cash
75% of median value-add or distressed	$282,927	-$264/mo	5.2%	-4.9%
Median typical MLS deal	$377,236	-$759/mo	3.9%	-10.5%
125% of median newer / premium	$471,545	-$1,253/mo	3.1%	-13.9%

Price History

Median Home Price

Median Rent

Historical data from Zillow ZHVI/ZORI

Quick Investment Calculator

Down Payment20%

5%50%100%

Purchase

Purchase Price$377,236

Down Payment (20%)$75,447

Loan Amount$301,789

Interest Rate6.85%

Monthly Cash Flow

Gross Rent+$1,876

Monthly P&I-$1,978

Est. Expenses (35%)-$657

Net Cash Flow-$759/mo

3.9%

Cap Rate (all cash)

-10.5%

Cash-on-Cash Return

5.97%

Rent-to-Price Ratio

Negative leverage: At 6.85% rates, borrowing costs exceed the 3.9% cap rate. All-cash buyers may see better returns.

* Based on county median values. 35% expenses include taxes, insurance, maintenance, vacancy, and property management. Actual results vary by property.

Run Full Analysis Try House Hack Strategy

Score Breakdown

Overall Investment Score

54/100

Cash Flow(30%)

60/100

Based on 5.97% rent-to-price ratio. Higher ratios indicate stronger cash flow potential.

Appreciation(25%)

54/100

Based on 0.4% YoY price growth. Moderate growth (3-8%) scores highest.

Stability(25%)

50/100

Population data not available.

Affordability(20%)

49/100

Based on price relative to estimated local incomes.

Scores are calculated using real Zillow home value and rent data, Census population data, and economic indicators. The weighted average produces the overall investment score. Markets with missing rent data use estimated values based on regional averages.

Investment Outlook

Strengths

+Complete rent data available

Challenges

-Negative cash flow at typical financing (-$759/mo)
-Negative leverage (cap rate 3.9% < mortgage rate 6.9%)

Economic Indicators

Population

149,460

Median Income

—

Data pending

Unemployment Rate

—

Data pending

Price-to-Income

—

Data pending

Who this market fits

Best for

+All-cash buyers: removing debt service flips the cap rate to actual yield

Skip if

−You need positive cash flow on day one at typical leverage
−You can't tolerate negative leverage (cap rate below mortgage rate today)

Compare to Nearby Counties

County					Verdict
UnionNM	56	$119,341	Est. pending	—	Hold	View
TorranceNM	55	$213,730	Est. pending	—	Hold	View
CurrentSandovalNM	54	$377,236	$1,876	5.97%	Hold
QuayNM	54	$104,644	Est. pending	—	Hold	View
BernalilloNM	53	$339,865	$1,478	5.22%	Hold	View
Dona AnaNM	52	$285,598	$1,459	6.13%	Hold	View

The Bottom Line

HoldSandoval is a neutral market. Consider house hacking or targeting below-market deals.

Sandoval County in New Mexico scores 54/100, ranking #528 of 1,000 US counties (top 67%). At 20% down and current rates, a median-priced rental loses about $759/month; the 5.97% gross rent-to-price ratio doesn't survive debt service. The thesis here is appreciation, value-add, house hacking, or all-cash.

Monthly Cash Flow

$-759/mo

Cap Rate

3.9%

Cash-on-Cash

-10.5%