301 W Ryus Ave · La Veta, CO 81055

$197,000

2 bd · 1.0 ba · 938 sqft · SingleFamily public records · 276 Days on market

Built 1983 0.31 ac lot Est $320k · 38% under

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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 +16.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Shady Haven Retreat . . . This La Veta Hillside Retreat, which includes a 1983 Manufactured Home, is located at 301 W Ryus Ave. Sitting hillside in a quiet neighborhood with Mature Aspen, Cedar, Juniper, Pine and Cottonwood Trees for Shade. This 2 Bedroom, 1 Full Bath home includes just under 1,000 sq ft and sits on 2+ Town lots with a Beautiful Yard, Storage Shed and Carport. Well kept with Excellent Rental Potential or just a Shady Retreat at the Edge of the Town of La Veta. A Private Location yet easily accessible less than One Mile to the Town Park and Main Street La Veta.

Key facts

• Easily accessible
• Carport
• Storage shed

Tags

• BEAUTIFUL YARD
• STORAGE SHED
• CARPORT
• PRIVATE LOCATION
• EASILY ACCESSIBLE

Property features AI

Finance

• Other: Lot is approximately 0.31 acre with rolling slope and secluded setting

Exterior

• Parking: 1 parking space; 1 carport space
• Security: Carbon monoxide detector(s); Smoke detector(s)
• Utilities: Public water; Community sewer; Gravel road frontage on a public maintained road
• Home design: Single-family manufactured home; One story; Property unattached
• Construction: Composition roof
• Exterior features: Private yard; Covered patio/deck; Deck

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Forced air; Wood stove
• Interior features: Ceiling fan(s); Eat-in kitchen; Laminate counters; Window coverings; Furnished
• Laundry & utility: In-unit laundry with washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $108 ($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 $162k (17.6% below list).
• Recommended offer: $162k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 1.9% in La Veta — 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 62/100 on livability (#198 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: employment C-, amenities D, crime F.
• La Veta School District Re-2 (rural): math 25% / reading 35% proficiency, ranked #105 of 176 in CO (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: La Veta Elementary School (reading 24%, 117 students, 53% FRL); La Veta Junior-Senior High School (math 10% / reading 30%, grade F, #315 of 381 statewide, top 85%, 121 students, 40% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 131 active listings in the ZIP; 51 units permitted in Huerfano County in 2024 (0 in 5+ unit buildings).

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.
• Huerfano County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.
• Current owner paid $90k; list at $197k implies a 119% gain — meaningful room to come down on a strong offer.

Recommended offer $162,357 (17.6% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 0.82% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.35%
• DSCR: 1.10
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $319,858
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 E Francisco St	0.37mi	1/— (-1)	950 (+1%)	23mo	$324,000	$341	57

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-25,133
• Equity at exit: $29,373

10-year hold

• IRR: -3.7%
• Equity multiple: 0.76×
• Total profit: $-13,392
• Equity at exit: $17,033

Cash invested: $55,160 (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 81055

• Home prices YoY: -16.8%
• Active inventory: 131
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $108

Break-even live

Break-even rent $1,487

Max offer price $197,000

Occupancy floor 88%

Sensitivity live

Price	-10% $220	-5% $164	+0% $108	+5% $52	+10% $-3
Rent	-10% $-20	-5% $44	+0% $108	+5% $172	+10% $236
Rate	-1.0pp $207	-0.5pp $158	base $108	+0.5pp $57	+1.0pp $5

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $197,000 Active 276 DOM
2. 2026-06-21
   days on market $197,000 Active 275 DOM
3. 2026-06-21
   days on market $197,000 Active 274 DOM
4. 2026-06-18
   days on market $197,000 Active 272 DOM
5. 2026-06-17
   days on market $197,000 Active 271 DOM
6. 2026-06-16
   days on market $197,000 Active 270 DOM
7. 2026-06-15
   days on market $197,000 Active 269 DOM
8. 2026-06-13
   days on market $197,000 Active 267 DOM
9. 2026-06-12
   days on market $197,000 Active 266 DOM
10. 2026-06-09
    days on market $197,000 Active 263 DOM
11. 2026-06-08
    days on market $197,000 Active 262 DOM
12. 2026-06-07
    days on market $197,000 Active 261 DOM
13. 2026-06-07
    days on market $197,000 Active 260 DOM
14. 2026-06-04
    days on market $197,000 Active 257 DOM
15. 2026-06-02
    days on market $197,000 Active 256 DOM
16. 2026-06-01
    days on market $197,000 Active 255 DOM
17. 2026-05-31
    days on market $197,000 Active 254 DOM
18. 2026-05-31
    days on market $197,000 Active 253 DOM
19. 2025-09-19
    listed $197,000 Active 583-char remark

    Show marketing remark (583 chars)

    Shady Haven Retreat . . . This La Veta Hillside Retreat, which includes a 1983 Manufactured Home, is located at 301 W Ryus Ave. Sitting hillside in a quiet neighborhood with Mature Aspen, Cedar, Juniper, Pine and Cottonwood Trees for Shade. This 2 Bedroom, 1 Full Bath home includes just under 1,000 sq ft and sits on 2+ Town lots with a Beautiful Yard, Storage Shed and Carport. Well kept with Excellent Rental Potential or just a Shady Retreat at the Edge of the Town of La Veta. A Private Location yet easily accessible less than One Mile to the Town Park and Main Street La Veta.

20. 2025-09-19
    listed $197,000 Active 583-char remark

    Show marketing remark (583 chars)

    Shady Haven Retreat . . . This La Veta Hillside Retreat, which includes a 1983 Manufactured Home, is located at 301 W Ryus Ave. Sitting hillside in a quiet neighborhood with Mature Aspen, Cedar, Juniper, Pine and Cottonwood Trees for Shade. This 2 Bedroom, 1 Full Bath home includes just under 1,000 sq ft and sits on 2+ Town lots with a Beautiful Yard, Storage Shed and Carport. Well kept with Excellent Rental Potential or just a Shady Retreat at the Edge of the Town of La Veta. A Private Location yet easily accessible less than One Mile to the Town Park and Main Street La Veta.

21. 2025-09-19
    listed $197,000 Active

    Show marketing remark (583 chars)

    Shady Haven Retreat . . . This La Veta Hillside Retreat, which includes a 1983 Manufactured Home, is located at 301 W Ryus Ave. Sitting hillside in a quiet neighborhood with Mature Aspen, Cedar, Juniper, Pine and Cottonwood Trees for Shade. This 2 Bedroom, 1 Full Bath home includes just under 1,000 sq ft and sits on 2+ Town lots with a Beautiful Yard, Storage Shed and Carport. Well kept with Excellent Rental Potential or just a Shady Retreat at the Edge of the Town of La Veta. A Private Location yet easily accessible less than One Mile to the Town Park and Main Street La Veta.

22. 2025-09-19
    listed $197,000 Active

    Show marketing remark (583 chars)

    Shady Haven Retreat . . . This La Veta Hillside Retreat, which includes a 1983 Manufactured Home, is located at 301 W Ryus Ave. Sitting hillside in a quiet neighborhood with Mature Aspen, Cedar, Juniper, Pine and Cottonwood Trees for Shade. This 2 Bedroom, 1 Full Bath home includes just under 1,000 sq ft and sits on 2+ Town lots with a Beautiful Yard, Storage Shed and Carport. Well kept with Excellent Rental Potential or just a Shady Retreat at the Edge of the Town of La Veta. A Private Location yet easily accessible less than One Mile to the Town Park and Main Street La Veta.

23. 2025-03-08
    historical $1,500
24. 2024-11-21
    listed $1,500
25. 2024-08-04
    price $230,000
26. 2024-08-04
    price $230,000
27. 2024-06-27
    listed $235,000 Active
28. 2024-06-27
    listed $235,000 Active
29. 2006-07-10
    soldstatus $90,000
30. 2000-11-30
    soldstatus $72,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,084 · $90/mo
• Expected delta: +$370/yr (+$31/mo · 52.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 4 d/yr ≥85°F today · 10 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,483
• − Mortgage interest: −$11,035
• − Property taxes: −$713
• − Insurance: −$985
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$5,731
• Taxable loss: −$2,098
• Est. tax savings @ 24.0%: +$504
• After-tax cash flow: $1,800/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: La Veta School District Re-2
• NCES district ID: 0805160
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $45,702
• Composite: 28.61/100
• National rank: #12044
• State rank: #105 of 176 in CO

Livability — La Veta

• Score: 62/100
• State rank: #198
• US rank: #16099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Veta, CO
• Population (ZIP): 1,582

Population outlook (Huerfano County) Hauer SSP2

• Today (2025): 5,963 people
• By 2030: 5,550 · -6.9%
• By 2040: 4,598 · -22.9%
• By 2050: 3,849 · -35.5%
• By 2075: 2,906 · -51.3%
• By 2100: 2,156 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 6% Italian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 2%

Political lean MEDSL · Huerfano

• 2024 margin: Lean R (+8.6) · D 44.3% · R 52.9% · Other 2.9%
• 2008→2024 swing: -19.8pp toward R · 2008: 11.2pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+2.9 2016: R+6.5 2012: D+7.8 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.60%
• Current HPI: 186.2383
• 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

+173.6% since first listed

12 events — show timeline

• 2025-09-19 Listed $197,000 REColorado as Distributed by MLS Grid
• 2025-09-19 Listed $197,000 IRES
• 2025-09-19 Listed $197,000 SPMLS
• 2025-09-19 Listed $197,000 PARMLS
• 2025-03-08 Rental Removed $1,500 SPMLSCO
• 2024-11-21 Listed for Rent $1,500 SPMLSCO
• 2024-08-04 Price Changed $230,000 SPMLS
• 2024-08-04 Price Changed $230,000 PARMLS
• 2024-06-27 Listed $235,000 SPMLS
• 2024-06-27 Listed $235,000 PARMLS
• 2006-07-10 Sold (Public Records) $90,000 Public Records
• 2000-11-30 Sold (Public Records) $72,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $713 · +100.4% YoY. Source: county tax records.