425 5th St · Hugo, CO 80821

$20,000

3 bd · 1.0 ba · 708 sqft · SingleFamily public records · 49 Days on market

Built 1918 6,969 sqft lot

---

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 +15.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investor Special - Ready for Rebuild! Bring your vision to life with this unique opportunity in Hugo! This property has been fully prepped for renovation, offering a clean slate for your custom design. With a spacious lot and no HOA, the possibilities are endless-whether you're dreaming of a modern farmhouse, investment property, or cozy small-town retreat. Located in a quiet community with easy access to local amenities. Sold as-is and ready for your ideas! Property has new kitchen cabinets, flooring and some kitchen appliances on site and ready for install.

Key facts

• Spacious lot
• New kitchen cabinets
• 6,969 sq ft lot

Tags

• FULLY PREPPED FOR RENOVATION
• SPACIOUS LOT
• NEW KITCHEN CABINETS

Property features AI

Exterior

• Parking: Two parking spaces; Concrete and unpaved parking
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence; One story; Fixer condition; Unattached property; Individual ownership
• Construction: Stucco construction; Composition roof
• Exterior features: Front porch; Partial fencing; Level lot

Interior

• Kitchen: Dishwasher; Oven
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Dishwasher; Oven; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#42 in CO, #4,990 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Genoa-Hugo School District No. C-113 (rural): math 20% / reading 25% proficiency, ranked #143 of 176 in CO (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 8 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($138 loan paydown + $1k appreciation (6.7% local appreciation)).
• At projected returns (6.7% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $20k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $20k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $19,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 4.88% ✓
• Cap rate: 43.76%
• Cash-on-cash: 133.82%
• DSCR: 6.95
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $110,448
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 9th Ave	0.47mi	2/1.0 (-1)	728 (+3%)	9mo	$126,140	$173	61
607 2nd Ave	0.31mi	2/1.0 (-1)	780 (+10%)	6mo	$122,000	$156	58
820 6th St	0.40mi	2/1.0 (-1)	784 (+11%)	12mo	$28,000	$36	49

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

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.28×
• Total profit: $46,364
• Equity at exit: $13,420

10-year hold

• IRR: —
• Equity multiple: 19.77×
• Total profit: $105,096
• Equity at exit: $25,103

Cash invested: $5,600 (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 80821

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$33 /mo · $395/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $624

Break-even live

Break-even rent $185

Max offer price $20,000

Occupancy floor 31%

Sensitivity live

Price	-10% $636	-5% $630	+0% $624	+5% $619	+10% $613
Rent	-10% $547	-5% $586	+0% $624	+5% $663	+10% $702
Rate	-1.0pp $635	-0.5pp $630	base $624	+0.5pp $619	+1.0pp $614

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-21
   days on market $20,000 Active 49 DOM
2. 2026-06-18
   days on market $20,000 Active 47 DOM
3. 2026-06-17
   price $20,000 Active 46 DOM
4. 2026-06-17
   days on market $40,000 Active 46 DOM
5. 2026-06-16
   days on market $40,000 Active 45 DOM
6. 2026-06-15
   days on market $40,000 Active 44 DOM
7. 2026-06-13
   days on market $40,000 Active 42 DOM
8. 2026-06-12
   days on market $40,000 Active 41 DOM
9. 2026-06-09
   days on market $40,000 Active 38 DOM
10. 2026-06-08
    days on market $40,000 Active 37 DOM
11. 2026-06-07
    days on market $40,000 Active 36 DOM
12. 2026-06-07
    days on market $40,000 Active 35 DOM
13. 2026-06-04
    days on market $40,000 Active 32 DOM
14. 2026-06-02
    days on market $40,000 Active 31 DOM
15. 2026-06-01
    days on market $40,000 Active 30 DOM
16. 2026-05-31
    days on market $40,000 Active 29 DOM
17. 2026-05-31
    days on market $40,000 Active 28 DOM
18. 2026-05-02
    listed $40,000 Active 571-char remark

    Show marketing remark (571 chars)

    Investor Special - Ready for Rebuild! Bring your vision to life with this unique opportunity in Hugo! This property has been fully prepped for renovation, offering a clean slate for your custom design. With a spacious lot and no HOA, the possibilities are endless-whether you're dreaming of a modern farmhouse, investment property, or cozy small-town retreat. Located in a quiet community with easy access to local amenities. Sold as-is and ready for your ideas! Property has new kitchen cabinets, flooring and some kitchen appliances on site and ready for install.

19. 2026-05-02
    listed $40,000 Active 571-char remark

    Show marketing remark (571 chars)

    Investor Special - Ready for Rebuild! Bring your vision to life with this unique opportunity in Hugo! This property has been fully prepped for renovation, offering a clean slate for your custom design. With a spacious lot and no HOA, the possibilities are endless-whether you're dreaming of a modern farmhouse, investment property, or cozy small-town retreat. Located in a quiet community with easy access to local amenities. Sold as-is and ready for your ideas! Property has new kitchen cabinets, flooring and some kitchen appliances on site and ready for install.

20. 2026-05-02
    historical $40,000 571-char remark

    Show marketing remark (571 chars)

    Investor Special - Ready for Rebuild! Bring your vision to life with this unique opportunity in Hugo! This property has been fully prepped for renovation, offering a clean slate for your custom design. With a spacious lot and no HOA, the possibilities are endless-whether you're dreaming of a modern farmhouse, investment property, or cozy small-town retreat. Located in a quiet community with easy access to local amenities. Sold as-is and ready for your ideas! Property has new kitchen cabinets, flooring and some kitchen appliances on site and ready for install.

21. 2026-05-02
    historical $40,000 571-char remark

    Show marketing remark (571 chars)

    Investor Special - Ready for Rebuild! Bring your vision to life with this unique opportunity in Hugo! This property has been fully prepped for renovation, offering a clean slate for your custom design. With a spacious lot and no HOA, the possibilities are endless-whether you're dreaming of a modern farmhouse, investment property, or cozy small-town retreat. Located in a quiet community with easy access to local amenities. Sold as-is and ready for your ideas! Property has new kitchen cabinets, flooring and some kitchen appliances on site and ready for install.

22. 2026-01-31
    historical
23. 2026-01-31
    historical
24. 2025-12-31
    price $65,000
25. 2025-12-31
    price $65,000
26. 2025-11-20
    price $75,000
27. 2025-11-20
    price $75,000
28. 2025-10-27
    listed $85,000 Active
29. 2025-10-27
    listed $85,000 Active
30. 2023-03-21
    historical
31. 2023-01-29
    status Active
32. 2023-01-29
    status Active
33. 2023-01-26
    status Pending Accepting Backup Offers
34. 2023-01-26
    status Pending
35. 2023-01-26
    historical
36. 2022-11-10
    listed $59,900 Active
37. 2022-11-10
    listed $59,900 Active
38. 1993-07-08
    soldstatus $8,500

ⓘ 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: $395 · $33/mo
• Projected year-2 tax: $395 · $33/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,705
• − Mortgage interest: −$1,120
• − Property taxes: −$395
• − Insurance: −$100
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$582
• Taxable income: $7,636
• Est. tax owed @ 24.0%: −$1,833
• After-tax cash flow: $5,661/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: Genoa-Hugo School District No. C-113
• NCES district ID: 0804740
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $43,116
• Composite: 22.46/100
• National rank: #13461
• State rank: #143 of 176 in CO

Livability — Hugo

• Score: 73/100
• State rank: #42
• US rank: #4990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hugo, CO
• Population (ZIP): 1,250

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,641 people
• By 2030: 5,650 · +0.2%
• By 2040: 5,679 · +0.7%
• By 2050: 5,657 · +0.3%
• By 2075: 5,431 · -3.7%
• By 2100: 4,258 · -24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 4% Black 1%
• Common ancestry: Serbian 6% Romanian 5% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.5) · D 16.8% · R 81.3% · Other 1.9%
• 2008→2024 swing: -13.7pp toward R · 2008: -50.8pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+62.8 2016: R+61.4 2012: R+50.1 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 311.6723
• 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

+370.6% since first listed

21 events — show timeline

• 2026-05-02 Listed $40,000 IRES
• 2026-05-02 Listed $40,000 REColorado as Distributed by MLS Grid
• 2026-05-02 Coming Soon $40,000 IRES
• 2026-05-02 Coming Soon $40,000 REColorado as Distributed by MLS Grid
• 2026-01-31 Listing Removed — IRES
• 2026-01-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-31 Price Changed $65,000 IRES
• 2025-12-31 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2025-11-20 Price Changed $75,000 IRES
• 2025-11-20 Price Changed $75,000 REColorado as Distributed by MLS Grid
• 2025-10-27 Listed $85,000 IRES
• 2025-10-27 Listed $85,000 REColorado as Distributed by MLS Grid
• 2023-03-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-01-29 Relisted — IRES
• 2023-01-29 Relisted — REColorado as Distributed by MLS Grid
• 2023-01-26 Pending — REColorado as Distributed by MLS Grid
• 2023-01-26 Pending — IRES
• 2023-01-26 Listing Removed — IRES
• 2022-11-10 Listed $59,900 IRES
• 2022-11-10 Listed $59,900 REColorado as Distributed by MLS Grid
• 1993-07-08 Sold (Public Records) $8,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $395 · +258.9% YoY. Source: county tax records.