819 Brookside Dr · Cortez, CO 81321

$258,000

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 30 Days on market

Built 1958 8,276 sqft lot Est $268k · at est.

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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 +15.5/30.0
• ARV discount +9.1/15.0
• DSCR +4.8/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well loved mid-century home located in Cortez, Colorado a vibrant Southwest Colorado community known for its scenic beauty, outdoor recreation, and small town charm. This 3-bedroom, 1-bath home offers 1,200 square feet of living space and is hitting the market for the first time in decades. Built in 1958, the property sits on a generous lot and is full of potential for the next owner. The home features a functional layout with a cozy living area, a dedicated mudroom with laundry, and an inviting backyard with mature landscaping, a Rainbird sprinkler system, and a storage shed. A front carport provides convenient off street parking, and the existing wheelchair ramp at the front entrance can easily be removed if desired. While the interior is dated and could benefit from updates, the home has been well maintained and provides a solid canvas for renovation or customization. Whether you’re a first time homebuyer, investor, or looking to downsize, this property offers excellent value in an ideal location. Located within walking distance of Parque de Vida and the Cortez Recreation Center, this home is perfectly situated for anyone who enjoys an active lifestyle. Cortez is a gateway to some of the best outdoor adventures in the Four Corners region, with easy access to Mesa Verde National Park, Phil’s World mountain biking trails, and the San Juan National Forest. Conveniently located just 45 minutes from Durango, Colorado, and approximately 1 hour and 15 minutes from Telluride, this home offers both small-town living and proximity to world-class skiing, hiking, and cultural events. Whether you’re looking for a full-time residence or a long-term investment, this Cortez home is a rare find.

Key facts

• New range
• New refrigerator
• Evaporative cooler

Tags

• NEW RANGE
• NEW REFRIGERATOR
• NEW WASHER
• NEW DRYER
• EVAPORATIVE COOLER
• NEW SEWER LINE

Property features AI

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Single-story; Single-family residence; Stick-built construction
• Construction: Built with stick framing; Architectural shingle roof
• Exterior features: Partial fencing; Shed(s); Paved road access

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Flooring: Hardwood flooring; Partially carpeted areas
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Unfurnished; Hardwood and partially carpeted floors

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $102 ($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 $207k (19.7% below list).
• Recommended offer: $207k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.3% in Cortez — 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 67/100 on livability (#125 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools D-, crime F, amenities F.
• Montezuma-Cortez School District No. Re-1 (town): math 16% / reading 33% proficiency, ranked #70 of 86 in CO (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 226 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 24 units permitted in Montezuma County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $207,127 (19.7% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $267,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
918 Brookside Dr	0.17mi	3/1.0	1,200 (0%)	1mo	$255,000	$213	91
914 Brookside Dr	0.16mi	3/1.5	1,200 (0%)	4mo	$250,000	$208	88
918 Livesay Dr	0.08mi	3/1.0	1,295 (+8%)	5mo	$259,000	$200	79
827 Brookside Dr	0.02mi	3/1.0	1,300 (+8%)	12mo	$290,000	$223	75
509 N Henry St	0.22mi	3/1.0	1,232 (+3%)	14mo	$310,000	$252	74
1002 E Carpenter St	0.36mi	3/2.0	1,170 (-2%)	4mo	$257,500	$220	72
1506 Aldridge Rd	0.19mi	3/1.0	1,104 (-8%)	15mo	$299,000	$271	66
826 N Sligo St	0.29mi	3/2.0	1,299 (+8%)	9mo	$270,000	$208	62
945 Livesay Dr	0.13mi	3/1.0	1,060 (-12%)	16mo	$250,000	$236	61
1322 E North St	0.48mi	3/2.0	1,144 (-5%)	14mo	$215,000	$188	54
771 Aspen Dr	0.64mi	3/2.0	1,272 (+6%)	9mo	$290,000	$228	48
532 E Arbecam	0.71mi	3/2.0	1,026 (-14%)	1mo	$290,000	$283	38

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-35,452
• Equity at exit: $38,469

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-23,024
• Equity at exit: $22,307

Cash invested: $72,240 (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 81321

• Active inventory: 226
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $102

Break-even live

Break-even rent $1,943

Max offer price $258,000

Occupancy floor 90%

Sensitivity live

Price	-10% $248	-5% $175	+0% $102	+5% $29	+10% $-44
Rent	-10% $-62	-5% $20	+0% $102	+5% $184	+10% $265
Rate	-1.0pp $232	-0.5pp $167	base $102	+0.5pp $35	+1.0pp $-33

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1082 N Mildred Rd Cortez, CO	3.0	2.0	1200	$2,150	$1.79	24d	1	0.41mi
507 S Chestnut St Cortez, CO	3.0	2.0	1398	$1,800	$1.29	4d	1	1.49mi

Listing history 22 events

1. 2026-06-21
   days on market $258,000 Active 30 DOM
2. 2026-06-18
   days on market $258,000 Active 27 DOM
3. 2026-06-17
   days on market $258,000 Active 26 DOM
4. 2026-06-16
   days on market $258,000 Active 25 DOM
5. 2026-06-15
   days on market $258,000 Active 24 DOM
6. 2026-06-14
   pricedays on market $258,000 Active 22 DOM
7. 2026-06-10
   days on market $265,000 Active 19 DOM
8. 2026-06-09
   days on market $265,000 Active 18 DOM
9. 2026-06-08
   days on market $265,000 Active 17 DOM
10. 2026-06-07
    days on market $265,000 Active 16 DOM
11. 2026-06-05
    days on market $265,000 Active 13 DOM
12. 2026-06-03
    days on market $265,000 Active 12 DOM
13. 2026-06-02
    days on market $265,000 Active 11 DOM
14. 2026-06-01
    days on market $265,000 Active 10 DOM
15. 2026-05-31
    days on market $265,000 Active 9 DOM
16. 2026-05-31
    days on market $265,000 Active 8 DOM
17. 2026-05-20
    listed $265,000 Active
18. 2025-06-16
    soldstatus $248,000
19. 2025-06-13
    soldstatus $248,000 Closed 1744-char remark

    Show marketing remark (1744 chars)

    Welcome to this well loved mid-century home located in Cortez, Colorado a vibrant Southwest Colorado community known for its scenic beauty, outdoor recreation, and small town charm. This 3-bedroom, 1-bath home offers 1,200 square feet of living space and is hitting the market for the first time in decades. Built in 1958, the property sits on a generous lot and is full of potential for the next owner. The home features a functional layout with a cozy living area, a dedicated mudroom with laundry, and an inviting backyard with mature landscaping, a Rainbird sprinkler system, and a storage shed. A front carport provides convenient off street parking, and the existing wheelchair ramp at the front entrance can easily be removed if desired. While the interior is dated and could benefit from updates, the home has been well maintained and provides a solid canvas for renovation or customization. Whether you’re a first time homebuyer, investor, or looking to downsize, this property offers excellent value in an ideal location. Located within walking distance of Parque de Vida and the Cortez Recreation Center, this home is perfectly situated for anyone who enjoys an active lifestyle. Cortez is a gateway to some of the best outdoor adventures in the Four Corners region, with easy access to Mesa Verde National Park, Phil’s World mountain biking trails, and the San Juan National Forest. Conveniently located just 45 minutes from Durango, Colorado, and approximately 1 hour and 15 minutes from Telluride, this home offers both small-town living and proximity to world-class skiing, hiking, and cultural events. Whether you’re looking for a full-time residence or a long-term investment, this Cortez home is a rare find.

20. 2025-05-07
    listed $250,000 Active 1744-char remark

    Show marketing remark (1744 chars)

    Welcome to this well loved mid-century home located in Cortez, Colorado a vibrant Southwest Colorado community known for its scenic beauty, outdoor recreation, and small town charm. This 3-bedroom, 1-bath home offers 1,200 square feet of living space and is hitting the market for the first time in decades. Built in 1958, the property sits on a generous lot and is full of potential for the next owner. The home features a functional layout with a cozy living area, a dedicated mudroom with laundry, and an inviting backyard with mature landscaping, a Rainbird sprinkler system, and a storage shed. A front carport provides convenient off street parking, and the existing wheelchair ramp at the front entrance can easily be removed if desired. While the interior is dated and could benefit from updates, the home has been well maintained and provides a solid canvas for renovation or customization. Whether you’re a first time homebuyer, investor, or looking to downsize, this property offers excellent value in an ideal location. Located within walking distance of Parque de Vida and the Cortez Recreation Center, this home is perfectly situated for anyone who enjoys an active lifestyle. Cortez is a gateway to some of the best outdoor adventures in the Four Corners region, with easy access to Mesa Verde National Park, Phil’s World mountain biking trails, and the San Juan National Forest. Conveniently located just 45 minutes from Durango, Colorado, and approximately 1 hour and 15 minutes from Telluride, this home offers both small-town living and proximity to world-class skiing, hiking, and cultural events. Whether you’re looking for a full-time residence or a long-term investment, this Cortez home is a rare find.

21. 2017-09-06
    soldstatus $141,500 423-char remark

    Show marketing remark (423 chars)

    CUTE HOME IN PERFECT LOCATION! This house has been kept in great condition. Updated kitchen with fairly new range/oven, refrigerator, and dishwasher in the kitchen. Hardwood floors were just redone. Carpet in family room and bedrooms. Newer furnace and hot water heater. Completely fenced backyard, wonderful lawn with sprinkler system, mature trees and shed/workshop. Must see this wonderful property. It is move in ready.

22. 2017-01-13
    listed $145,000 423-char remark

    Show marketing remark (423 chars)

    CUTE HOME IN PERFECT LOCATION! This house has been kept in great condition. Updated kitchen with fairly new range/oven, refrigerator, and dishwasher in the kitchen. Hardwood floors were just redone. Carpet in family room and bedrooms. Newer furnace and hot water heater. Completely fenced backyard, wonderful lawn with sprinkler system, mature trees and shed/workshop. Must see this wonderful property. It is move in ready.

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$529/yr (+$44/mo · 59.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 19 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: $24,855
• − Mortgage interest: −$14,452
• − Property taxes: −$890
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$7,505
• Taxable loss: −$3,259
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $2,002/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: Montezuma-Cortez School District No. Re-1
• NCES district ID: 0803090
• Math proficiency: 16% ▼ -2.00%
• Reading proficiency: 33% ▼ -1.00%
• Median HH income: $42,394
• Composite: 20.85/100
• National rank: #8499
• State rank: #70 of 86 in CO

Livability — Cortez

• Score: 67/100
• State rank: #125
• US rank: #10641

Category grades

Amenities F Commute F 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: Cortez, CO
• County: Montezuma County · 18,723 people
• City population: 14,236
• Metro: nan
• Population (ZIP): 14,236
• Household income: $59,506
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 403.0

Population outlook (Montezuma County) Hauer SSP2

• Today (2025): 26,943 people
• By 2030: 27,208 · +1.0%
• By 2040: 27,372 · +1.6%
• By 2050: 27,180 · +0.9%
• By 2075: 26,493 · -1.7%
• By 2100: 23,364 · -13.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 15% Two or more races 10% Native American 9% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Iranian 3% Italian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 87% English-only · Spanish 6% Chinese 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Montezuma

• 2024 margin: Strong R (+21.0) · D 38.3% · R 59.3% · Other 2.5%
• 2008→2024 swing: -1.6pp toward R · 2008: -19.4pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+22.4 2016: R+30.3 2012: R+23.6 2008: R+19.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -274.25%
• Current HPI: 264.2281
• 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

+82.8% since first listed

6 events — show timeline

• 2026-05-20 Listed $265,000 cren
• 2025-06-16 Sold (Public Records) $248,000 Public Records
• 2025-06-13 Sold (MLS) $248,000 cren
• 2025-05-07 Listed $250,000 cren
• 2017-09-06 Sold (MLS) $141,500 cren
• 2017-01-13 Listed $145,000 cren

Property tax history

+13.4%/yr

Latest (2025): $890 · +45.3% YoY. Source: county tax records.