959 S Honeysuckle Dr #961 · Pueblo West, CO 81007

$440,000

4 bd · 2.0 ba · 2,872 sqft · MultiFamily public records · 237 Days on market

Built 1976 10,454 sqft lot Est $477k · 8% under

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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 +14.8/30.0
• ARV discount +11.0/15.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Special! Live in one unit and rent the other, or rent both sides of this spacious duplex offering excellent cash flow potential! Both units will be vacant and ready for occupancy after closing, giving you maximum flexibility from day one. Each side features new flooring throughout, with the open (currently vacant) unit also showcasing fresh interior paint. The open side offers 3 bedrooms, 1 full bathroom, and durable LVT flooring in the living areas, complemented by cozy carpet in the bedrooms. Enjoy a small but efficient kitchen and a large dining area perfect for entertaining. The second unit features 3 bedrooms and 2 bathrooms, including a large primary bedroom with an expansive

Key facts

• Large dining area
• Durable lvt flooring
• Convenient carport

Tags

• DURABLE LVT FLOORING
• LARGE DINING AREA
• PRIVATE FENCED-IN BACKYARD
• CONVENIENT CARPORT
• RELIABLE BASEBOARD HEATING

Property features AI

Finance

• Financial info: Financing available: Cash, Conventional, FHA, VA

Exterior

• Parking: Two parking spaces
• Utilities: Electricity; Water served by association/district
• Home design: Duplex
• Construction: Slab foundation; Existing construction
• Exterior features: Wood-frame structure; Wood siding; Composite shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Range oven (gas/electric); Refrigerator
• Bedrooms: Six total bedrooms (property is a duplex with two 3-bedroom units)
• Bathrooms: Three total bathrooms (one unit has 2 bathrooms; the other has 1)
• Heating & cooling: Baseboard heating; Hot water heating; Evaporative cooling; Ceiling fans
• Interior features: Ceiling fans; Evaporative cooling; Baseboard heating; Hot water heating
• Laundry & utility: Washer; Dryer; Electric laundry hook-up

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $440k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive. Per door: $61/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $355k (19.4% below list).
• Recommended offer: $355k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.5% in Pueblo West — 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 63/100 on livability (#189 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety C-, schools D+, crime F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.1%/yr); 648 active listings in the ZIP; solid renter incomes; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $235k; list at $440k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $354,700 (19.4% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.81% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $476,752
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
964-966 S Coral Pl	0.39mi	5/3.0 (+1)	2,742 (-4%)	13mo	$430,000	$157	55
232-234 W Coral Dr	0.68mi	4/4.0	2,844 (-1%)	20mo	$440,000	$155	42
350 W Golden Eagle Way #352	0.53mi	5/2.0 (+1)	2,468 (-14%)	16mo	$410,000	$166	33
350 W Golden Eagle Way	0.53mi	5/3.0 (+1)	2,468 (-14%)	16mo	$410,000	$166	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.40×
• Total profit: $-74,063
• Equity at exit: $65,605

10-year hold

• IRR: -15.6%
• Equity multiple: 0.23×
• Total profit: $-95,306
• Equity at exit: $38,043

Cash invested: $123,200 (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 81007

• Home prices YoY: -22.9%
• Rents YoY: -0.1%
• Active inventory: 648
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $3,547 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $122

Break-even live

Break-even rent $3,392

Max offer price $440,000

Occupancy floor 92%

Sensitivity live

Price	-10% $372	-5% $247	+0% $122	+5% $-2	+10% $-127
Rent	-10% $-158	-5% $-18	+0% $122	+5% $263	+10% $403
Rate	-1.0pp $344	-0.5pp $234	base $122	+0.5pp $8	+1.0pp $-108

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,548
Total (2 units)			$3,547

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $440,000 Active 237 DOM
2. 2026-06-19
   days on market $440,000 Active 235 DOM
3. 2026-06-18
   days on market $440,000 Active 234 DOM
4. 2026-06-17
   days on market $440,000 Active 233 DOM
5. 2026-06-16
   days on market $440,000 Active 232 DOM
6. 2026-06-15
   days on market $440,000 Active 231 DOM
7. 2026-06-14
   days on market $440,000 Active 229 DOM
8. 2026-06-13
   days on market $440,000 Active 228 DOM
9. 2026-06-10
   days on market $440,000 Active 226 DOM
10. 2026-06-09
    days on market $440,000 Active 225 DOM
11. 2026-06-08
    days on market $440,000 Active 224 DOM
12. 2026-06-07
    days on market $440,000 Active 223 DOM
13. 2026-06-05
    days on market $440,000 Active 220 DOM
14. 2026-06-03
    days on market $440,000 Active 219 DOM
15. 2026-06-02
    days on market $440,000 Active 218 DOM
16. 2026-06-01
    days on market $440,000 Active 217 DOM
17. 2026-05-31
    days on market $440,000 Active 216 DOM
18. 2026-05-30
    days on market $440,000 Active 215 DOM
19. 2025-10-27
    listed $440,000 Active
20. 2018-04-19
    soldstatus $235,000
21. 2010-04-05
    soldstatus $160,000
22. 2000-12-01
    soldstatus $122,000
23. 1990-08-15
    soldstatus $63,500
24. 1989-07-25
    soldstatus $54,000
25. 1987-12-30
    soldstatus $50,000
26. 1983-09-21
    soldstatus $70,000
27. 1983-04-01
    soldstatus $60,000

ⓘ 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: $2,267 · $189/mo
• Projected year-2 tax: $2,420 · $202/mo
• Expected delta: +$153/yr (+$13/mo · 6.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 20 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: $42,564
• − Mortgage interest: −$24,647
• − Property taxes: −$2,267
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,405
• − Management: −$3,405
• − Depreciation: −$12,800
• Taxable loss: −$6,160
• Est. tax savings @ 24.0%: +$1,478
• After-tax cash flow: $2,948/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Pueblo West

• Score: 63/100
• State rank: #189
• US rank: #15760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pueblo West, CO
• County: Pueblo County · 151,887 people
• Metro: Pueblo, CO
• Population (ZIP): 35,690
• Household income: $96,713
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 353.0

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 29% Two or more races 11% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.80%
• Current HPI: 279.191
• Rent YoY: ▼ -0.10%
• Metro: Pueblo, 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

+633.3% since first listed

9 events — show timeline

• 2025-10-27 Listed $440,000 elevateMLS
• 2018-04-19 Sold (Public Records) $235,000 Public Records
• 2010-04-05 Sold (Public Records) $160,000 Public Records
• 2000-12-01 Sold (Public Records) $122,000 Public Records
• 1990-08-15 Sold (Public Records) $63,500 Public Records
• 1989-07-25 Sold (Public Records) $54,000 Public Records
• 1987-12-30 Sold (Public Records) $50,000 Public Records
• 1983-09-21 Sold (Public Records) $70,000 Public Records
• 1983-04-01 Sold (Public Records) $60,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,267 · +21.3% YoY. Source: county tax records.