314 N Tamarron Dr #420 · Durango, CO 81301

$209,000

1 bd · 1.0 ba · 491 sqft · Condo public records · 14 Days on market

Built 1974

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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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Condo at Tamarron! Peaceful views of the golf course and surrounding mountians. Most of Tamarron is land locked within the boundaries of the Glacier Club, giving you the unique opportunity to join the club right in your own backyard. Open floor plan with large window looking towards the majestic San Juan Mountains. Cherish mornings soaking in the view while sipping your coffee, then go for a day of golfing at one of the award winning 18-hole golf courses, or playing tennis, swimming in the pool, enjoying the spa or fitness center. There is a clubhouse where you can enjoy the elegance of fine dining, or just get quick meal off the menu. Enjoy the quality lifestyle that owning property at Tamarron brings.

Key facts

• Galley kitchen
• Open shelving
• Parking

Tags

• REMODELED MOUNTAIN RETREAT
• BREATHTAKING EAST-FACING VIEWS
• SWEEPING VISTAS OF GOLF COURSE
• GALLEY KITCHEN
• STAINLESS-STEEL APPLIANCES
• OPEN SHELVING

Property features AI

Finance

• Financial info: Pets allowed for owner only
• HOA & community: Homeowners association (TACO); Community clubhouse, fitness center, golf, playground, park, tennis courts, pool, and laundry facilities

Exterior

• Parking: Shared driveway
• Security: Fire sprinkler system
• Utilities: Electricity available; High-speed internet available; Cellular reception available; Phone service available; Public water; Public sewer
• Home design: Single-story property; Has a view; Used for residential and recreational single-family purposes
• Construction: Metal siding, wood siding and stone exterior materials; Composition and metal roofs
• Exterior features: Near and on golf course; Public paved road frontage; Community pool and community spa; Fire sprinkler system

Interior

• Kitchen: Cooktop; Range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Main level primary bedroom
• Flooring: Tile flooring
• Bathrooms: 1 full bathroom; Has fireplace (living room) with free-standing gas log and gas starter
• Heating & cooling: Electric heating
• Interior features: Furnished; Granite counters; Living/dining room; Vaulted ceilings; Window treatments; Wood window frames
• Laundry & utility: Laundry facilities in the community

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $209k.

Deal economics

• At list price, monthly cash flow is $15 ($182/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 $159k (24.2% below list).
• Recommended offer: $159k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, schools B+, employment B+; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.9%/yr); 580 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago 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.
• Current owner paid $80k; list at $209k implies a 161% gain — meaningful room to come down on a strong offer.

Recommended offer $158,501 (24.2% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.43×
• Total profit: $-33,099
• Equity at exit: $31,163

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-28,389
• Equity at exit: $18,071

Cash invested: $58,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 38 Tenant-Leaning
• State Colorado: 38 Tenant-Leaning · D+4
• County: — inherits STATE
• City: — inherits STATE

2023 reforms: 10-day cure, mandated notice, source-of-income protected. Courts backlogged in Denver.

Methodology + full state rankings →

ZIP-level market 81301

• Rents YoY: 2.9%
• Active inventory: 580
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $15

Break-even live

Break-even rent $1,566

Max offer price $209,000

Occupancy floor 94%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-19
   days on market $209,000 Active 14 DOM
2. 2026-06-18
   days on market $209,000 Active 13 DOM
3. 2026-06-17
   days on market $209,000 Active 12 DOM
4. 2026-06-16
   days on market $209,000 Active 11 DOM
5. 2026-06-15
   days on market $209,000 Active 10 DOM
6. 2026-06-14
   days on market $209,000 Active 8 DOM
7. 2026-06-12
   days on market $209,000 Active 7 DOM
8. 2026-06-09
   days on market $209,000 Active 4 DOM
9. 2026-06-08
   days on market $209,000 Active 3 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    listed $209,000 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 CO · Resets to sale price

• Current annual tax: $646 · $54/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$503/yr (+$42/mo · 77.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 10 d/yr ≥83°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,020
• − Mortgage interest: −$11,707
• − Property taxes: −$646
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − Depreciation: −$6,080
• Taxable loss: −$3,502
• Est. tax savings @ 24.0%: +$840
• After-tax cash flow: $1,023/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: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

Amenities A- Commute F Cost of living F Crime B Employment B+ Housing C+ Health & safety B- User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, CO
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

Industry mix (Fortune 500 HQ in CO)

Industry	F500 HQs	Revenue
▸Technology Distribution	1	$31B
▸Food / Agriculture	1	$18B
▸Packaging	1	$14B
▸Healthcare	1	$13B
▸Energy	1	$10B
▸Technology	1	$4B

Price history

+283.5% since first listed

8 events — show timeline

• 2026-06-04 Listed $209,000 cren
• 2020-09-11 Sold (MLS) $80,000 cren
• 2020-07-22 Listed $90,000 cren
• 2016-02-17 Sold (Public Records) $45,000 Public Records
• 2016-02-17 Sold (MLS) $45,000 cren
• 2016-01-12 Listed $45,000 cren
• 2016-01-01 Listing Removed — cren
• 2015-07-20 Listed $54,500 cren

Property tax history

+18.6%/yr

Latest (2025): $646 · +288.9% YoY. Source: county tax records.