1618 Buena Vista St · Trinidad, CO 81082

$112,320

3 bd · 2.0 ba · 1,212 sqft · SingleFamily public records · 68 Days on market

Built 1991 8,233 sqft lot Est $206k · 45% under ↓ 5% since listing

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Why this score? — see what drove the C+ 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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Trinidad! This 3 bedroom 2bath home offers approximately 1,200 square feet of potential for investors, flippers, or buyers looking to build sweat equity. With the right updates and improvements, this home could be transformed into a charming residence or income-producing property. Located in an established neighborhood with convenient access to local amenities, schools, and outdoor recreation, this property is priced to reflect its condition and is being sold as-is. Bring your tools and imagination...this is your chance to create something special!

Key facts

• 8,233 sq ft lot
• Garage
• Built 1991

Property features AI

Finance

• Financial info: Owned by Bank/GSE

Exterior

• Parking: Attached 1-car garage; Total of 1 parking space
• Utilities: Public sewer
• Home design: Single-family residence; One story; Unattached property
• Construction: Stucco exterior; Composition roof; House structure type; Below-grade unfinished area present
• Exterior features: Public water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Baseboard heating; Cooling system listed as 'Other'
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $106k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in Trinidad — 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 58/100 on livability (#303 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Trinidad School District 1 In The County Of Las Animas And (town): math 6% / reading 27% proficiency, ranked #82 of 86 in CO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fisher'S Peak Elementary School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 403 students, 76% FRL); Trinidad Middle School (math 2% / reading 15%, grade F, #251 of 270 statewide, top 94%, 180 students, 74% FRL); Trinidad High School (math 15% / reading 44%, grade F, #233 of 381 statewide, top 64%, 213 students, 62% FRL).
• Market conditions: 264 active listings in the ZIP; 43 units permitted in Las Animas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $777 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Las Animas County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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 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: 1.01% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $206,040
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Arizona Ave	0.42mi	4/2.0 (+1)	1,207 (-0%)	1mo	$150,000	$124	74
517 E White Ave	0.18mi	3/1.5	1,144 (-6%)	20mo	$185,000	$162	64
320 E Godding	0.23mi	3/1.0	1,075 (-11%)	4mo	$182,500	$170	63
323 E Baca St	0.46mi	3/1.0	1,269 (+5%)	10mo	$255,000	$201	58
307 E Topeka Ave	0.44mi	2/1.0 (-1)	1,135 (-6%)	12mo	$145,000	$128	50
925 San Pedro Ave	0.58mi	2/1.0 (-1)	1,240 (+2%)	20mo	$286,000	$231	44
1419 Arizona	0.44mi	2/1.0 (-1)	1,381 (+14%)	6mo	$144,500	$105	42
1221 Arizona Ave	0.50mi	2/1.0 (-1)	1,288 (+6%)	19mo	$245,000	$190	42
225 E Godding Ave	0.29mi	2/1.0 (-1)	1,044 (-14%)	17mo	$199,000	$191	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,822
• Equity at exit: $16,747

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $12,924
• Equity at exit: $9,711

Cash invested: $31,450 (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 81082

• Home prices YoY: -21.1%
• Active inventory: 264
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$589
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $211

Break-even live

Break-even rent $870

Max offer price $112,320

Occupancy floor 76%

Sensitivity live

Price	-10% $274	-5% $242	+0% $211	+5% $179	+10% $147
Rent	-10% $121	-5% $166	+0% $211	+5% $256	+10% $300
Rate	-1.0pp $267	-0.5pp $239	base $211	+0.5pp $182	+1.0pp $152

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: $28,080
• Closing costs: $3,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $112,320 Active 68 DOM
2. 2026-06-21
   days on market $112,320 Active 67 DOM
3. 2026-06-21
   days on market $112,320 Active 66 DOM
4. 2026-06-18
   days on market $112,320 Active 64 DOM
5. 2026-06-17
   days on market $112,320 Active 63 DOM
6. 2026-06-16
   days on market $112,320 Active 62 DOM
7. 2026-06-16
   price $112,320 Active 61 DOM
8. 2026-06-15
   days on market $118,560 Active 61 DOM
9. 2026-06-13
   days on market $118,560 Active 59 DOM
10. 2026-06-12
    days on market $118,560 Active 58 DOM
11. 2026-06-09
    days on market $118,560 Active 55 DOM
12. 2026-06-08
    days on market $118,560 Active 54 DOM
13. 2026-06-07
    days on market $118,560 Active 53 DOM
14. 2026-06-04
    days on market $118,560 Active 49 DOM
15. 2026-06-02
    days on market $118,560 Active 48 DOM
16. 2026-06-01
    days on market $118,560 Active 47 DOM
17. 2026-05-31
    days on market $118,560 Active 46 DOM
18. 2026-05-31
    days on market $118,560 Active 45 DOM
19. 2026-05-15
    price $118,560 576-char remark

    Show marketing remark (576 chars)

    Opportunity awaits in Trinidad! This 3 bedroom 2bath home offers approximately 1,200 square feet of potential for investors, flippers, or buyers looking to build sweat equity. With the right updates and improvements, this home could be transformed into a charming residence or income-producing property. Located in an established neighborhood with convenient access to local amenities, schools, and outdoor recreation, this property is priced to reflect its condition and is being sold as-is. Bring your tools and imagination...this is your chance to create something special!

20. 2026-05-15
    price $118,560 576-char remark

    Show marketing remark (576 chars)

    Opportunity awaits in Trinidad! This 3 bedroom 2bath home offers approximately 1,200 square feet of potential for investors, flippers, or buyers looking to build sweat equity. With the right updates and improvements, this home could be transformed into a charming residence or income-producing property. Located in an established neighborhood with convenient access to local amenities, schools, and outdoor recreation, this property is priced to reflect its condition and is being sold as-is. Bring your tools and imagination...this is your chance to create something special!

21. 2026-04-15
    listed $124,800 Active 576-char remark

    Show marketing remark (576 chars)

    Opportunity awaits in Trinidad! This 3 bedroom 2bath home offers approximately 1,200 square feet of potential for investors, flippers, or buyers looking to build sweat equity. With the right updates and improvements, this home could be transformed into a charming residence or income-producing property. Located in an established neighborhood with convenient access to local amenities, schools, and outdoor recreation, this property is priced to reflect its condition and is being sold as-is. Bring your tools and imagination...this is your chance to create something special!

22. 2026-04-15
    listed $124,800 Active 576-char remark

    Show marketing remark (576 chars)

    Opportunity awaits in Trinidad! This 3 bedroom 2bath home offers approximately 1,200 square feet of potential for investors, flippers, or buyers looking to build sweat equity. With the right updates and improvements, this home could be transformed into a charming residence or income-producing property. Located in an established neighborhood with convenient access to local amenities, schools, and outdoor recreation, this property is priced to reflect its condition and is being sold as-is. Bring your tools and imagination...this is your chance to create something special!

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $619 · $52/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 6/10 Major
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,641
• − Mortgage interest: −$6,292
• − Property taxes: −$619
• − Insurance: −$562
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$3,267
• Taxable income: $719
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,355/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: Trinidad School District 1 In The County Of Las Animas And
• NCES district ID: 0806960
• Math proficiency: 6% ▼ -9.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $37,538
• Composite: 13.74/100
• National rank: #9493
• State rank: #82 of 86 in CO

Livability — Trinidad

• Score: 58/100
• State rank: #303
• US rank: #21409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trinidad, CO
• Population (ZIP): 11,750

Population outlook (Las Animas County) Hauer SSP2

• Today (2025): 12,072 people
• By 2030: 10,972 · -9.1%
• By 2040: 8,825 · -26.9%
• By 2050: 7,245 · -40.0%
• By 2075: 5,139 · -57.4%
• By 2100: 3,922 · -67.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 18% Native American 4% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Las Animas

• 2024 margin: R (+13.5) · D 42.0% · R 55.5% · Other 2.4%
• 2008→2024 swing: -20.5pp toward R · 2008: 7.0pp · 2024: -13.5pp
• All cycles: 2024: R+13.5 2020: R+9.9 2016: R+15.6 2012: D+2.7 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.04%
• Current HPI: 258.5479
• Rent YoY: —
• Metro: —
• 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

-5.0% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $118,560 IRES
• 2026-05-15 Price Changed $118,560 REColorado as Distributed by MLS Grid
• 2026-04-15 Listed $124,800 REColorado as Distributed by MLS Grid
• 2026-04-15 Listed $124,800 IRES

Property tax history

+3.1%/yr

Latest (2025): $619 · +93.2% YoY. Source: county tax records.