314 Colorado · Sugar City, CO 81076

$87,500

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 374 Days on market

Built 1948 0.26 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Appreciation +3.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Back on the Market and Seller is still going with the PRICE REDUCED!! This is a deal for this well maintained 2 Bedroom home. Wonderful spacious yard for the gardener. The storage shed could easily be converted to a 1 car garage. The Town of Sugar City offers the serenity for quiet and relaxed living.

Key facts

• Spacious yard
• Storage shed
• 0.26 acre lot

Tags

• SPACIOUS YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame and stucco construction
• Construction: Composition roof; Crawl space / no finished basement
• Exterior features: Garden; Covered patio/porch; Shed(s)

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Space heater; No central cooling
• Interior features: Master bedroom on the main level; Double pane windows

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $80k (8.6% below list).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#396 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Crowley County School District No. Re-1-J (rural): math 16% / reading 28% proficiency, ranked #150 of 176 in CO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP; 4 units permitted in Crowley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crowley County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $21k; list at $88k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-7,095
• Equity at exit: $13,047

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $2,832
• Equity at exit: $7,565

Cash invested: $24,500 (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 81076

• Home prices YoY: -1.8%
• Active inventory: 6
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $112

Break-even live

Break-even rent $658

Max offer price $87,500

Occupancy floor 81%

Sensitivity live

Price	-10% $161	-5% $137	+0% $112	+5% $87	+10% $62
Rent	-10% $49	-5% $80	+0% $112	+5% $143	+10% $175
Rate	-1.0pp $156	-0.5pp $134	base $112	+0.5pp $89	+1.0pp $66

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $87,500 Active 374 DOM
2. 2026-06-18
   days on market $87,500 Active 373 DOM
3. 2026-06-17
   days on market $87,500 Active 372 DOM
4. 2026-06-16
   days on market $87,500 Active 371 DOM
5. 2026-06-15
   days on market $87,500 Active 370 DOM
6. 2026-06-13
   days on market $87,500 Active 368 DOM
7. 2026-06-12
   days on market $87,500 Active 367 DOM
8. 2026-06-09
   days on market $87,500 Active 364 DOM
9. 2026-06-08
   days on market $87,500 Active 363 DOM
10. 2026-06-04
    days on market $87,500 Active 358 DOM
11. 2026-06-02
    days on market $87,500 Active 357 DOM
12. 2026-06-01
    days on market $87,500 Active 356 DOM
13. 2026-05-31
    days on market $87,500 Active 355 DOM
14. 2026-05-31
    days on market $87,500 Active 354 DOM
15. 2026-04-17
    status Active
16. 2026-03-27
    historical Active Under Contract
17. 2026-01-07
    status Active
18. 2025-12-10
    status Active
19. 2025-11-07
    historical Active Under Contract
20. 2025-08-13
    status Active
21. 2025-08-04
    historical Active Under Contract
22. 2025-07-18
    price $87,500
23. 2025-06-27
    status Active
24. 2025-06-19
    historical Active Under Contract
25. 2025-06-06
    listed $94,500 Active
26. 2003-09-22
    soldstatus $21,000

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $481 · $40/mo
• Expected delta: +$188/yr (+$16/mo · 64.0%)

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

Taxation est. · year 1

• Rental income: $9,594
• − Mortgage interest: −$4,901
• − Property taxes: −$293
• − Insurance: −$438
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,545
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $1,371/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: Crowley County School District No. Re-1-J
• NCES district ID: 0803210
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,031
• Composite: 21.28/100
• National rank: #13663
• State rank: #150 of 176 in CO

Livability — Sugar City

• Score: 51/100
• State rank: #396
• US rank: #25381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar City, CO
• Population (ZIP): 618

Population outlook (Crowley County) Hauer SSP2

• Today (2025): 5,612 people
• By 2030: 5,725 · +2.0%
• By 2040: 6,092 · +8.6%
• By 2050: 6,391 · +13.9%
• By 2075: 6,250 · +11.4%
• By 2100: 5,349 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 33% Two or more races 14%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Scotch-Irish 5% Portuguese 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Crowley

• 2024 margin: Solid R (+47.4) · D 24.7% · R 72.2% · Other 3.1%
• 2008→2024 swing: -20.2pp toward R · 2008: -27.2pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+47.7 2016: R+48.5 2012: R+25.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.19%
• Current HPI: 175.3715
• 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

+316.7% since first listed

12 events — show timeline

• 2026-04-17 Relisted — PARMLS
• 2026-03-27 Contingent — PARMLS
• 2026-01-07 Relisted — PARMLS
• 2025-12-10 Relisted — PARMLS
• 2025-11-07 Contingent — PARMLS
• 2025-08-13 Relisted — PARMLS
• 2025-08-04 Contingent — PARMLS
• 2025-07-18 Price Changed $87,500 PARMLS
• 2025-06-27 Relisted — PARMLS
• 2025-06-19 Contingent — PARMLS
• 2025-06-06 Listed $94,500 PARMLS
• 2003-09-22 Sold (Public Records) $21,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $293 · +222.1% YoY. Source: county tax records.