426 Poplar Ave · Las Animas, CO 81054

$115,000

3 bd · 2.0 ba · 1,961 sqft · SingleFamily public records · 48 Days on market

Built 1952 8,756 sqft lot Est $198k · 42% under ↓ 20% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom 1 bath home located in the heart of Las Animas. This property offers a comfortable layout with spacious living areas, abundant natural light, and functional design throughout. The kitchen provides ample cabinet space and flows easily into the main living area perfect for everyday living or entertaining. All three bedrooms are generously sized, offering flexibility for guests, a home office, or hobbies. The full bath is conveniently located and thoughtfully arranged. Outside, you'll find a detached garage providing secure parking, additional storage, or workspace potential. The yard offers plenty of room for outdoor enjoyment, gardening, or pets. Situated on a quiet street with easy access to local amenities, schools, and parks, this home is a great opportunity for first-time buyers, downsizers, or investors. Don't miss your chance to own this inviting property in a peaceful small-town setting! ***Seller will not review offers until property has been listed for a minimum of eight (8) days.***

Key facts

• Quiet street
• Outdoor enjoyment
• Ample cabinet space

Tags

• DETACHED GARAGE
• AMPLE CABINET SPACE
• OUTDOOR ENJOYMENT
• QUIET STREET
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Financial info: Owned by Bank/GSE

Exterior

• Parking: Two-car garage; One off-street space (three parking spaces total)
• Utilities: Public sewer; Public water
• Home design: Single-family residence (house); Frame construction; Metal roof; One story; Property is unattached
• Construction: Frame construction; Metal roof
• Exterior features: Public water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished, partial basement; One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.4% in Las Animas — 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 70/100 on livability (#89 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, employment F.
• Las Animas School District No. Re-1 (town): math 14% / reading 30% proficiency, ranked #76 of 86 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Las Animas Elementary School (math 27% / reading 32%, grade F, #512 of 966 statewide, top 55%, 246 students, 68% FRL); Las Animas Junior High School (math 24% / reading 30%, grade F, #150 of 270 statewide, top 57%, 90 students, 69% FRL); Las Animas High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 118 students, 58% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 6 units permitted in Bent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bent County population projected at -20% 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.10% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.23%
• DSCR: 1.50
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $198,061
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Liberty Ct	0.48mi	3/2.0	1,872 (-4%)	1mo	$300,000	$160	69
715 W 6th St	0.36mi	4/2.0 (+1)	1,970 (+0%)	16mo	$110,000	$56	64
349 Cottonwood Ave	0.12mi	3/2.0	1,754 (-11%)	24mo	$148,000	$84	57
1809 Sixth St	0.51mi	4/3.0 (+1)	2,046 (+4%)	6mo	$206,800	$101	55
1909 6th St	0.57mi	3/2.0	1,908 (-3%)	20mo	$210,000	$110	52
743 Vine Ave	0.36mi	3/1.0	1,685 (-14%)	9mo	$87,000	$52	48

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: 0.4%
• Equity multiple: 1.02×
• Total profit: $512
• Equity at exit: $17,147

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $24,992
• Equity at exit: $9,943

Cash invested: $32,200 (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 81054

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$49 /mo · $585/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $301

Break-even live

Break-even rent $886

Max offer price $115,000

Occupancy floor 71%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $115,000 Active 48 DOM
2. 2026-06-17
   days on market $115,000 Active 47 DOM
3. 2026-06-16
   days on market $115,000 Active 46 DOM
4. 2026-06-15
   days on market $115,000 Active 45 DOM
5. 2026-06-13
   days on market $115,000 Active 43 DOM
6. 2026-06-12
   days on market $115,000 Active 42 DOM
7. 2026-06-09
   days on market $115,000 Active 39 DOM
8. 2026-06-08
   days on market $115,000 Active 38 DOM
9. 2026-06-07
   days on market $115,000 Active 37 DOM
10. 2026-06-05
    days on market $115,000 Active 35 DOM
11. 2026-06-04
    days on market $115,000 Active 33 DOM
12. 2026-06-02
    pricedays on market $115,000 Active 32 DOM
13. 2026-06-01
    days on market $135,000 Active 31 DOM
14. 2026-05-31
    days on market $135,000 Active 30 DOM
15. 2026-05-31
    days on market $135,000 Active 29 DOM
16. 2026-05-01
    listed $135,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Charming 3 bedroom 1 bath home located in the heart of Las Animas. This property offers a comfortable layout with spacious living areas, abundant natural light, and functional design throughout. The kitchen provides ample cabinet space and flows easily into the main living area perfect for everyday living or entertaining. All three bedrooms are generously sized, offering flexibility for guests, a home office, or hobbies. The full bath is conveniently located and thoughtfully arranged. Outside, you'll find a detached garage providing secure parking, additional storage, or workspace potential. The yard offers plenty of room for outdoor enjoyment, gardening, or pets. Situated on a quiet street with easy access to local amenities, schools, and parks, this home is a great opportunity for first-time buyers, downsizers, or investors. Don't miss your chance to own this inviting property in a peaceful small-town setting! ***Seller will not review offers until property has been listed for a minimum of eight (8) days.***

17. 2026-05-01
    listed $135,000 Active 1025-char remark

    Show marketing remark (1025 chars)

    Charming 3 bedroom 1 bath home located in the heart of Las Animas. This property offers a comfortable layout with spacious living areas, abundant natural light, and functional design throughout. The kitchen provides ample cabinet space and flows easily into the main living area perfect for everyday living or entertaining. All three bedrooms are generously sized, offering flexibility for guests, a home office, or hobbies. The full bath is conveniently located and thoughtfully arranged. Outside, you'll find a detached garage providing secure parking, additional storage, or workspace potential. The yard offers plenty of room for outdoor enjoyment, gardening, or pets. Situated on a quiet street with easy access to local amenities, schools, and parks, this home is a great opportunity for first-time buyers, downsizers, or investors. Don't miss your chance to own this inviting property in a peaceful small-town setting! ***Seller will not review offers until property has been listed for a minimum of eight (8) days.***

18. 2026-02-21
    status Active
19. 2025-12-31
    price $152,000
20. 2025-08-12
    listed $181,000 Active
21. 2021-12-15
    soldstatus $157,000
22. 2021-10-09
    listed $169,000

ⓘ 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: $585 · $49/mo
• Projected year-2 tax: $632 · $53/mo
• Expected delta: +$47/yr (+$4/mo · 8.1%)

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

Taxation est. · year 1

• Rental income: $15,205
• − Mortgage interest: −$6,442
• − Property taxes: −$585
• − Insurance: −$575
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,345
• Taxable income: $1,825
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $3,177/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: Las Animas School District No. Re-1
• NCES district ID: 0805250
• Math proficiency: 14% ▲ 3.00%
• Reading proficiency: 30% ▲ 8.00%
• Median HH income: $33,597
• Composite: 17.94/100
• National rank: #8993
• State rank: #76 of 86 in CO

Livability — Las Animas

• Score: 70/100
• State rank: #89
• US rank: #7896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Animas, CO
• Population (ZIP): 4,760

Population outlook (Bent County) Hauer SSP2

• Today (2025): 5,223 people
• By 2030: 4,985 · -4.6%
• By 2040: 4,592 · -12.1%
• By 2050: 4,207 · -19.5%
• By 2075: 3,216 · -38.4%
• By 2100: 2,347 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 35% Two or more races 15% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Bent

• 2024 margin: Solid R (+38.9) · D 29.5% · R 68.3% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.5pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+33.9 2016: R+30.9 2012: R+14.6 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.76%
• Current HPI: 218.1482
• 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

-20.1% since first listed

7 events — show timeline

• 2026-05-01 Listed $135,000 REColorado as Distributed by MLS Grid
• 2026-05-01 Listed $135,000 IRES
• 2026-02-21 Relisted — PARMLS
• 2025-12-31 Price Changed $152,000 PARMLS
• 2025-08-12 Listed $181,000 PARMLS
• 2021-12-15 Sold (MLS) $157,000 PARMLS
• 2021-10-09 Listed $169,000 PARMLS

Property tax history

+9.4%/yr

Latest (2025): $585 · +64.0% YoY. Source: county tax records.