1471 Morning Glory Rd NE Sandia Heights South · Albuquerque, NM 87122

Why the computer estimate and the comp analysis don't match: New Mexico is a non-disclosure state, so automated valuation models like RPR's RVM® never see actual closed sale prices — they're built entirely from public tax-assessor records and modeled adjustments. That's normally why an AVM lands low. Here it's the opposite: the RVM® ($856,080) sits $28,857 above the comp-based value ($827,223), most likely because the model is leaning on this property's large 0.71-acre lot and 1986 build date without weighting the tighter, more recent set of sales within half a mile. The CMA value reflects seven actual transactions and the one live competitor on the market today — the number a buyer's lender will actually see supported by real closings.

What the comps don't fully price in: None of the seven comparable sales carry a 3-car garage, and only three note mountain or valley views — this property has both, on a 0.71-acre lot that's larger than five of the seven comps. Those are real differentiators a buyer will notice in person even though they don't show up as a line-item adjustment in the CMA math above. It's reasonable to discuss listing toward the upper half of the $827,223–$895,000 range rather than at the CMA midpoint, depending on how the garage and views show in person.