730 Eighth St · Alamosa, CO 81101

$198,000

3 bd · 2.0 ba · 2,812 sqft · SingleFamily public records · 94 Days on market

Built 1921 7,492 sqft lot

---

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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home on large corner lot. 5 Bedroom, 1.5 bath home which features large family room area with electric fireplace, formal living or dining, separate den with rock fireplace, updated boiler and hot water heater. Great for outdoor entertaining with a screened patio that opens up to landscaped, private back yard, wood grill, basketball hoop with concrete pad and 2 car over-sized garage. Call today for more details.

Key facts

• True bedrooms
• Two living areas
• Fireplace

Tags

• TRUE BEDROOMS
• FIREPLACE
• TWO LIVING AREAS
• KITCHEN OPEN TO LIVING ROOM
• DEDICATED LAUNDRY ROOM
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding; Wood frame construction; Stick-built; Architectural shingle roof
• Exterior features: Corner lot; City street frontage; Chain link fencing; Detached garage structure

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Linoleum; Partially carpeted
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Natural gas heating available; Wood heating
• Interior features: Ceiling fans; Eat-in kitchen; Main level primary bedroom; Window coverings / treatments
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $165k (16.6% below list).
• Recommended offer: $165k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.6% in Alamosa — 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 71/100 on livability (#79 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools F, crime F, employment F.
• Alamosa School District No. Re-11J (town): math 23% / reading 36% proficiency, ranked #59 of 86 in CO (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 188 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 51 units permitted in Alamosa County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Alamosa County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $133k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,141 (16.6% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $562,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Bellwood Dr	0.75mi	4/2.5 (+1)	2,755 (-2%)	6mo	$550,000	$200	50
10 La Veta Ave	0.73mi	3/2.0	2,514 (-11%)	16mo	$290,000	$115	35

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: -12.9%
• Equity multiple: 0.53×
• Total profit: $-25,804
• Equity at exit: $29,522

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-14,592
• Equity at exit: $17,119

Cash invested: $55,440 (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 81101

• Home prices YoY: -23.8%
• Active inventory: 188
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $100

Break-even live

Break-even rent $1,525

Max offer price $198,000

Occupancy floor 89%

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Monterey Ave Alamosa, CO	4.0	4.0	2659	$1,900	$0.71	19d	1	0.92mi

Listing history 22 events

1. 2026-06-18
   days on market $198,000 Active 94 DOM
2. 2026-06-17
   days on market $198,000 Active 93 DOM
3. 2026-06-16
   days on market $198,000 Active 92 DOM
4. 2026-06-15
   days on market $198,000 Active 91 DOM
5. 2026-06-14
   pricedays on market $198,000 Active 89 DOM
6. 2026-06-10
   days on market $208,000 Active 86 DOM
7. 2026-06-09
   days on market $208,000 Active 85 DOM
8. 2026-06-08
   days on market $208,000 Active 84 DOM
9. 2026-06-07
   days on market $208,000 Active 83 DOM
10. 2026-06-05
    days on market $208,000 Active 80 DOM
11. 2026-06-03
    days on market $208,000 Active 79 DOM
12. 2026-06-02
    days on market $208,000 Active 78 DOM
13. 2026-06-01
    days on market $208,000 Active 77 DOM
14. 2026-05-31
    days on market $208,000 Active 76 DOM
15. 2026-05-31
    days on market $208,000 Active 75 DOM
16. 2026-04-17
    price $208,000
17. 2026-03-16
    listed $220,000 Active
18. 2019-07-29
    soldstatus $133,000
19. 2019-07-25
    soldstatus $133,000 430-char remark

    Show marketing remark (430 chars)

    Well maintained home on large corner lot. 5 Bedroom, 1.5 bath home which features large family room area with electric fireplace, formal living or dining, separate den with rock fireplace, updated boiler and hot water heater. Great for outdoor entertaining with a screened patio that opens up to landscaped, private back yard, wood grill, basketball hoop with concrete pad and 2 car over-sized garage. Call today for more details.

20. 2019-03-11
    listed $138,500 430-char remark

    Show marketing remark (430 chars)

    Well maintained home on large corner lot. 5 Bedroom, 1.5 bath home which features large family room area with electric fireplace, formal living or dining, separate den with rock fireplace, updated boiler and hot water heater. Great for outdoor entertaining with a screened patio that opens up to landscaped, private back yard, wood grill, basketball hoop with concrete pad and 2 car over-sized garage. Call today for more details.

21. 2018-10-16
    historical
22. 2018-03-05
    listed $145,000

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,089 · $91/mo
• Expected delta: +$81/yr (+$7/mo · 8.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,817
• − Mortgage interest: −$11,091
• − Property taxes: −$1,008
• − Insurance: −$990
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$5,760
• Taxable loss: −$2,203
• Est. tax savings @ 24.0%: +$529
• After-tax cash flow: $1,726/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: Alamosa School District No. Re-11J
• NCES district ID: 0802070
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $34,857
• Composite: 24.29/100
• National rank: #7713
• State rank: #59 of 86 in CO

Livability — Alamosa

• Score: 71/100
• State rank: #79
• US rank: #7230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamosa, CO
• County: Alamosa County · 15,550 people
• City population: 15,550
• Metro: nan
• Population (ZIP): 15,550
• Household income: $54,844
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 511.0

Population outlook (Alamosa County) Hauer SSP2

• Today (2025): 17,715 people
• By 2030: 18,383 · +3.8%
• By 2040: 19,792 · +11.7%
• By 2050: 21,412 · +20.9%
• By 2075: 26,342 · +48.7%
• By 2100: 28,866 · +62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 24% Native American 5% Black 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 4% Russian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Alamosa

• 2024 margin: R (+10.8) · D 43.1% · R 54.0% · Other 2.9%
• 2008→2024 swing: -24.9pp toward R · 2008: 14.1pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+0.7 2016: D+2.0 2012: D+16.3 2008: D+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.63%
• Current HPI: 284.5384
• Rent YoY: —
• Metro: nan
• 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

+43.4% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $208,000 cren
• 2026-03-16 Listed $220,000 cren
• 2019-07-29 Sold (Public Records) $133,000 Public Records
• 2019-07-25 Sold (MLS) $133,000 cren
• 2019-03-11 Listed $138,500 cren
• 2018-10-16 Listing Removed — cren
• 2018-03-05 Listed $145,000 cren

Property tax history

+5.9%/yr

Latest (2025): $1,008 · +54.3% YoY. Source: county tax records.