127 Arkansas Ave · Ordway, CO 81063

$335,000

3 bd · 2.0 ba · 3,606 sqft · MultiFamily public records · 15 Days on market

Built 1970 10,125 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Appreciation +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

This property is situated on a corner lot in Odway, Colorado. Ordway is 50 miles east of Pueblo, Colorado, and 30 miles from La Junta, Colorado. This location offers peaceful small-town living, yet is conveniently close to shopping. It features 2 two-bedroom, 1-bath apartments. The main house features 4 bedrooms and 2 bathrooms, with stucco and stone siding, and a large storage/shop. The spacious front room and kitchen combine to allow you to entertain your guests in style. The AC will keep you cool. A cement path around the house joins with the patio. Having two apartments makes this property perfect for elderly parents, children, or extended family to live nearby. This is a quiet place to

Key facts

• Cement path
• Large storage/shop
• Patio

Tags

• CORNER LOT
• CONVENIENTLY CLOSE TO SHOPPING
• STUCCO AND STONE SIDING
• LARGE STORAGE/SHOP
• CEMENT PATH
• PATIO

Property features AI

Finance

• Other: Three total units; Unit sizes: Unit 1 about 1,800, Unit 2 about 735, Unit 3 about 735
• Financial info: Financing available: Cash, Conventional

Exterior

• Utilities: Municipal water; Electricity
• Home design: Triplex; Existing structure
• Construction: Wood frame construction; Stone and stucco siding; Composite shingle roof; Crawl space foundation
• Exterior features: Rear fence

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: Total 3 bedrooms; Unit 1: 4 bedrooms; Unit 2: 2 bedrooms; Unit 3: 2 bedrooms
• Bathrooms: Total 4 bathrooms; Unit 1: 2 bathrooms; Unit 2: 1 bathroom; Unit 3: 1 bathroom
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Ceiling fans; Central air; Natural gas heating; Kitchen vent fan
• Laundry & utility: Washer; Dryer; Electric laundry hook-up

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/?-bath units multifamily listed at $335k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive. Per door: $107/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $297k (11.4% below list).
• Recommended offer: $297k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#233 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Crowley County School District No. Re-1-J (rural): math 16% / reading 28% proficiency, ranked #150 of 176 in CO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Crowley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Crowley County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $335k implies a 244% gain — meaningful room to come down on a strong offer.

Recommended offer $296,900 (11.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.72×
• Total profit: $-25,810
• Equity at exit: $58,611

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $10,440
• Equity at exit: $44,065

Cash invested: $93,800 (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 81063

• Home prices YoY: -1.1%
• Active inventory: 29
• Price-to-rent: 28.2×

Monthly cashflow live

• Estimated rent: $2,969 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$128 /mo · $1,534/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $321

Break-even live

Break-even rent $2,562

Max offer price $335,000

Occupancy floor 84%

Sensitivity live

Price	-10% $511	-5% $416	+0% $321	+5% $227	+10% $132
Rent	-10% $87	-5% $204	+0% $321	+5% $439	+10% $556
Rate	-1.0pp $490	-0.5pp $407	base $321	+0.5pp $235	+1.0pp $146

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	—	$2,970
Total (3 units)			$2,969

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $335,000 Active 15 DOM
2. 2026-06-18
   days on market $335,000 Active 14 DOM
3. 2026-06-17
   days on market $335,000 Active 13 DOM
4. 2026-06-16
   days on market $335,000 Active 12 DOM
5. 2026-06-15
   days on market $335,000 Active 11 DOM
6. 2026-06-13
   days on market $335,000 Active 9 DOM
7. 2026-06-12
   days on market $335,000 Active 8 DOM
8. 2026-06-09
   days on market $335,000 Active 5 DOM
9. 2026-06-08
   days on market $335,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    pricedays on marketlisting id $335,000 Active 3 DOM
12. 2026-05-31
    days on market $375,000 Active 53 DOM
13. 2026-05-31
    days on market $375,000 Active 52 DOM
14. 2026-04-08
    listed $375,000 Active
15. 2025-12-18
    price $375,000
16. 2017-12-14
    soldstatus $97,500

ⓘ 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: $1,534 · $128/mo
• Projected year-2 tax: $1,842 · $154/mo
• Expected delta: +$309/yr (+$26/mo · 20.1%)

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

Taxation est. · year 1

• Rental income: $35,628
• − Mortgage interest: −$18,765
• − Property taxes: −$1,534
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,850
• − Management: −$2,850
• − Depreciation: −$9,745
• Taxable loss: −$1,792
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $4,286/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: Crowley County School District No. Re-1-J
• NCES district ID: 0803210
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,031
• Composite: 21.28/100
• National rank: #13663
• State rank: #150 of 176 in CO

Livability — Ordway

• Score: 61/100
• State rank: #233
• US rank: #18425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ordway, CO
• Population (ZIP): 3,060

Population outlook (Crowley County) Hauer SSP2

• Today (2025): 5,612 people
• By 2030: 5,725 · +2.0%
• By 2040: 6,092 · +8.6%
• By 2050: 6,391 · +13.9%
• By 2075: 6,250 · +11.4%
• By 2100: 5,349 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 18% Black 7% Native American 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 3% Portuguese 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Crowley

• 2024 margin: Solid R (+47.4) · D 24.7% · R 72.2% · Other 3.1%
• 2008→2024 swing: -20.2pp toward R · 2008: -27.2pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+47.7 2016: R+48.5 2012: R+25.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.42%
• Current HPI: 211.1097
• 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

+284.6% since first listed

3 events — show timeline

• 2026-04-08 Listed $375,000 elevateMLS
• 2025-12-18 Price Changed $375,000 elevateMLS
• 2017-12-14 Sold (Public Records) $97,500 Public Records

Property tax history

+65.5%/yr

Latest (2025): $1,534 · +8.0% YoY. Source: county tax records.