80 El Rio Dr #80 · Alamosa, CO 81101

$315,000

4 bd · 3.0 ba · 2,080 sqft · MultiFamily public records · 210 Days on market

Built 1959 8,712 sqft lot

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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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

Key facts

• Quiet cul-de-sac
• Carport
• Walking paths

Tags

• QUIET CUL-DE-SAC
• DETACHED GARAGE
• CARPORT
• ADDITIONAL SHED STORAGE
• WALKING PATHS

Property features AI

Finance

• Other: Building area approximately 2,368 (public records); Above-grade finished area approximately 2,211; Lot size approximately 0.20 acre
• Financial info: Lease on file with expiration 2026-04-20

Exterior

• Parking: Three parking spaces total; Attached garage with 2 garage spaces; One carport space; Unpaved/gravel parking area
• Utilities: Public water; Public sewer; Electricity connected (110V and 220V)
• Home design: Residential income property (duplex); One level; End unit; Property attached
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Front porch; Partial fencing; Corner lot on a cul-de-sac

Interior

• Kitchen: Each unit includes a stove and refrigerator
• Bedrooms: Four total bedrooms; One 1-bedroom unit (1 bed); One 2-bedroom unit (2 beds)
• Flooring: Carpet; Laminate
• Bathrooms: Three total bathrooms; 1 bathroom in the 1-bedroom unit; 2 bathrooms in the 2-bedroom unit
• Heating & cooling: Forced air heating
• Interior features: Carpet and laminate flooring; Common area laundry
• Laundry & utility: Shared/common area laundry

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $315k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive. Per door: $208/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 $290k (8.0% below list).
• Recommended offer: $277k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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.
• Zoned schools: Alamosa Elementary School K-2 (433 students, 64% FRL); Ortega Middle School (math 16% / reading 37%, grade F, #160 of 270 statewide, top 60%, 540 students, 64% FRL); Alamosa High School (math 42% / reading 52%, grade D-, #132 of 381 statewide, top 36%, 582 students, 54% FRL) — zoned schools at 61% FRL track the district average.
• 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).
• At $2,898/mo this rent would consume 63% of the median local household income ($55k/yr) (locally 511% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 210 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; list at $315k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $277,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.92% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-24,651
• Equity at exit: $46,968

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $12,121
• Equity at exit: $27,235

Cash invested: $88,200 (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 81101

• Home prices YoY: -23.8%
• Active inventory: 188
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,898 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $417

Break-even live

Break-even rent $2,371

Max offer price $315,000

Occupancy floor 81%

Sensitivity live

Price	-10% $595	-5% $506	+0% $417	+5% $327	+10% $238
Rent	-10% $188	-5% $302	+0% $417	+5% $531	+10% $646
Rate	-1.0pp $575	-0.5pp $497	base $417	+0.5pp $335	+1.0pp $252

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,898
Total (2 units)			$2,898

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: $78,750
• Closing costs: $9,450
• 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	0.16mi

Listing history 23 events

1. 2026-06-18
   days on market $315,000 Active 210 DOM
2. 2026-06-17
   days on market $315,000 Active 209 DOM
3. 2026-06-16
   days on market $315,000 Active 208 DOM
4. 2026-06-15
   days on market $315,000 Active 207 DOM
5. 2026-06-14
   days on market $315,000 Active 205 DOM
6. 2026-06-10
   days on market $315,000 Active 202 DOM
7. 2026-06-09
   days on market $315,000 Active 201 DOM
8. 2026-06-09
   price $315,000 Active 200 DOM
9. 2026-06-08
   days on market $325,000 Active 200 DOM
10. 2026-06-07
    days on market $325,000 Active 199 DOM
11. 2026-06-05
    days on market $325,000 Active 196 DOM
12. 2026-06-03
    days on market $325,000 Active 195 DOM
13. 2026-06-02
    days on market $325,000 Active 194 DOM
14. 2026-06-01
    days on market $325,000 Active 193 DOM
15. 2026-05-31
    days on market $325,000 Active 192 DOM
16. 2026-05-31
    days on market $325,000 Active 191 DOM
17. 2026-03-24
    price $325,000 1255-char remark

    Show marketing remark (1255 chars)

    Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

18. 2026-03-24
    price $325,000 1255-char remark

    Show marketing remark (1255 chars)

    Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

19. 2026-01-26
    price $330,000 1255-char remark

    Show marketing remark (1255 chars)

    Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

20. 2026-01-26
    price $330,000 1255-char remark

    Show marketing remark (1255 chars)

    Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

21. 2025-11-20
    listed $350,000 Active 1255-char remark

    Show marketing remark (1255 chars)

    Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

22. 2025-11-20
    listed $350,000 Active 1255-char remark

    Show marketing remark (1255 chars)

    Charming Duplex in a Quiet Cul-de-Sac Near the Rio Grande! Discover the perfect investment opportunity or multi-family living in this well-located duplex nestled at the end of a serene cul-de-sac. Just a short walk from the picturesque Rio Grande River, you can enjoy scenic walks along the path or take your paddleboard for a leisurely adventure. Property Details: Unit 1: 80 B is a cozy 1-bedroom, 1-bathroom unit featuring a comfortable living area and a small kitchen. Unit 2: 80 A is a spacious 2-bedroom unit with the potential for a third bedroom, offering a generous living area, a full bath, and a convenient half bath. Shared Amenities: A shared laundry area enhances convenience for both units. Additional Features: Detached Garage & Carport: A 2-car attached garage and carport provide ample parking and storage. Storage Solutions: Two additional shed/storage areas offer extra space for your outdoor gear or seasonal items. Prime Location: Located close to downtown Alamosa and Adams State Campus, this property is surrounded by great walking paths and all the conveniences the area has to offer. Enjoy the best of both tranquility and accessibility! Don't miss out on this unique opportunity! Schedule your showing today!

23. 2002-09-19
    soldstatus $129,500

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,732 · $144/mo
• Expected delta: +$657/yr (+$55/mo · 61.0%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 5 d/yr ≥85°F today · 14 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: $34,776
• − Mortgage interest: −$17,645
• − Property taxes: −$1,076
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − Depreciation: −$9,164
• Taxable loss: −$247
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $5,059/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

+151.0% since first listed

7 events — show timeline

• 2026-03-24 Price Changed $325,000 IRES
• 2026-03-24 Price Changed $325,000 REColorado as Distributed by MLS Grid
• 2026-01-26 Price Changed $330,000 IRES
• 2026-01-26 Price Changed $330,000 REColorado as Distributed by MLS Grid
• 2025-11-20 Listed $350,000 REColorado as Distributed by MLS Grid
• 2025-11-20 Listed $350,000 IRES
• 2002-09-19 Sold (Public Records) $129,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $1,076 · +63.4% YoY. Source: county tax records.