801 W Baca St · Trinidad, CO 81082

$89,000

3 bd · 2.0 ba · 2,740 sqft · SingleFamily public records · 130 Days on market

Built 1890 5,663 sqft lot ↓ 11% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• 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

Investor Special! Call me today to set up a viewing of this 1890 3-Story Victorian that could be made into a most charming home. 5 Bedrooms, two baths, in a great location. Needs a lot of TLC, but at this price, you could make it happen. Corner lot, detached one car garage. Small fenced back yard. Won't want to miss this gem!

Key facts

• 3-story victorian
• Corner lot
• 5,663 sq ft lot

Tags

• 3-STORY VICTORIAN
• CORNER LOT
• DETACHED ONE CAR GARAGE
• SMALL FENCED BACK YARD

Property features AI

Finance

• Other: Above-grade finished area approximately 2,740; Total listed rooms: 12; Lot size approximately 0.13 acres; Zoned residential; Subdivision: Wilson and Whiteford's
• Financial info: Tax amount not included per instructions
• HOA & community: HOA details not specified

Exterior

• Parking: Off-street parking
• Security: Security details not specified
• Utilities: Public water
• Home design: Single-family residence; Residential property; Frame construction
• Construction: Composition roof
• Exterior features: Covered patio/porch; Corner lot; Paved road access

Interior

• Kitchen: Appliances not specified
• Bedrooms: 12 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Has heating
• Interior features: Unfinished basement; Has basement; Has view
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.0% 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: schools F, crime F, amenities 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.
• Market conditions: 262 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 $615 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1890 — 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: 1.45% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.81%
• DSCR: 1.97
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $282,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
630 Willow St	0.29mi	4/2.0 (+1)	2,584 (-6%)	2mo	$230,000	$89	70
1133 Alta St	0.26mi	2/2.0 (-1)	2,860 (+4%)	10mo	$390,000	$136	67
1708 Alta St	0.16mi	3/1.0	2,372 (-13%)	2mo	$189,000	$80	64
824 Pine St	0.28mi	4/2.0 (+1)	2,830 (+3%)	16mo	$106,000	$37	63
414 W Baca	0.32mi	4/2.0 (+1)	2,531 (-8%)	6mo	$305,000	$121	62
910 Stonewall Ave	0.68mi	3/2.5	2,700 (-2%)	8mo	$278,000	$103	58
819 Nevada Ave	0.46mi	3/2.0	2,536 (-7%)	11mo	$230,000	$91	57
910 Nevada Ave	0.48mi	4/2.0 (+1)	3,000 (+10%)	6mo	$310,000	$103	52
728 Stonewall Ave	0.66mi	4/3.0 (+1)	2,856 (+4%)	6mo	$386,000	$135	48
900 Stonewall	0.67mi	3/2.0	2,368 (-14%)	4mo	$304,500	$129	43
403 W Topeka Ave	0.36mi	3/4.0	2,362 (-14%)	12mo	$180,000	$76	42
1110 State St	0.42mi	4/2.5 (+1)	3,146 (+15%)	18mo	$325,000	$103	33

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: 14.5%
• Equity multiple: 1.58×
• Total profit: $14,414
• Equity at exit: $13,270

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $49,656
• Equity at exit: $7,695

Cash invested: $24,920 (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: 262
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$64 /mo · $771/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $453

Break-even live

Break-even rent $719

Max offer price $89,000

Occupancy floor 60%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $89,000 Active 130 DOM
2. 2026-06-17
   days on market $89,000 Active 129 DOM
3. 2026-06-16
   days on market $89,000 Active 128 DOM
4. 2026-06-15
   days on market $89,000 Active 127 DOM
5. 2026-06-13
   days on market $89,000 Active 125 DOM
6. 2026-06-12
   days on market $89,000 Active 124 DOM
7. 2026-06-09
   days on market $89,000 Active 121 DOM
8. 2026-06-08
   days on market $89,000 Active 120 DOM
9. 2026-06-07
   days on market $89,000 Active 119 DOM
10. 2026-06-04
    days on market $89,000 Active 115 DOM
11. 2026-06-02
    days on market $89,000 Active 114 DOM
12. 2026-06-01
    days on market $89,000 Active 113 DOM
13. 2026-05-31
    days on market $89,000 Active 112 DOM
14. 2026-05-31
    days on market $89,000 Active 111 DOM
15. 2026-02-08
    listed $89,000 Active
16. 2025-09-29
    status Pending
17. 2025-09-29
    status Pending
18. 2025-09-26
    historical
19. 2025-09-26
    historical
20. 2025-08-25
    listed $100,000 Active
21. 2025-08-25
    listed $100,000 Active

ⓘ 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: $771 · $64/mo
• Projected year-2 tax: $771 · $64/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 7/10 Severe
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°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: $15,509
• − Mortgage interest: −$4,985
• − Property taxes: −$771
• − Insurance: −$445
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$2,589
• Taxable income: $4,236
• Est. tax owed @ 24.0%: −$1,017
• After-tax cash flow: $4,418/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

-11.0% since first listed

7 events — show timeline

• 2026-02-08 Listed $89,000 SPMLS
• 2025-09-29 Pending — IRES
• 2025-09-29 Pending — REColorado as Distributed by MLS Grid
• 2025-09-26 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-09-26 Listing Removed — IRES
• 2025-08-25 Listed $100,000 REColorado as Distributed by MLS Grid
• 2025-08-25 Listed $100,000 IRES

Property tax history

+11.9%/yr

Latest (2025): $771 · +41.6% YoY. Source: county tax records.