18 Fifth St · Las Animas, CO 81054

$79,000

3 bd · 2.0 ba · 1,598 sqft · Manufactured public records · 100 Days on market

Built 1995 6,534 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity await with this 4 bedroom 2 bathroom home in cozy Bent County. 4th room is non conforming. With all appliances included, this house also comes with new carbon monoxide and smoke detectors installed in 2025, and a new furnace installed in 2024. The open-concept layout provides a flexible space ready for your personal touch. Outside, you'll find a fenced yard offering plenty of room for outdoor activities, pets, gardening, or future improvements. A great opportunity to make this home your own—schedule your showing today!

Key facts

• New furnace
• Fenced yard
• 6,534 sq ft lot

Tags

• FENCED YARD
• NEW FURNACE

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached carport (no enclosed garage)
• Utilities: Public water
• Home design: Manufactured single-family home; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Wood fencing; Irregular lot

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Natural gas forced-air heating; Ceiling fans; Evaporative cooling; Window air conditioning units
• Interior features: Ceiling fans; Walk-in closets; Master bedroom on main level; Double-pane windows
• Laundry & utility: Washer and dryer; Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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-, schools D-, amenities 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.
• 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $31k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $79k implies a 365% gain — meaningful room to come down on a strong offer.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.53% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.76%
• DSCR: 2.15
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $194,956
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 11th St	0.55mi	3/2.0	1,752 (+10%)	22mo	$214,000	$122	40

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $17,418
• Equity at exit: $11,779

10-year hold

• IRR: 27.7%
• Equity multiple: 3.44×
• Total profit: $54,021
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$35 /mo · $418/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $475

Break-even live

Break-even rent $610

Max offer price $79,000

Occupancy floor 56%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $79,000 Active 100 DOM
2. 2026-06-17
   days on market $79,000 Active 99 DOM
3. 2026-06-16
   days on market $79,000 Active 98 DOM
4. 2026-06-15
   days on market $79,000 Active 97 DOM
5. 2026-06-13
   days on market $79,000 Active 95 DOM
6. 2026-06-12
   days on market $79,000 Active 94 DOM
7. 2026-06-09
   days on market $79,000 Active 91 DOM
8. 2026-06-08
   days on market $79,000 Active 90 DOM
9. 2026-06-07
   days on market $79,000 Active 89 DOM
10. 2026-06-05
    days on market $79,000 Active 87 DOM
11. 2026-06-04
    days on market $79,000 Active 85 DOM
12. 2026-06-02
    days on market $79,000 Active 84 DOM
13. 2026-06-01
    days on market $79,000 Active 83 DOM
14. 2026-05-31
    days on market $79,000 Active 82 DOM
15. 2026-05-31
    days on market $79,000 Active 81 DOM
16. 2026-05-12
    price $84,000
17. 2026-04-13
    price $89,000
18. 2026-04-08
    price $95,000
19. 2026-03-25
    price $100,000
20. 2026-03-10
    listed $110,000 Active
21. 2017-11-09
    historical
22. 2017-02-04
    listed $59,000
23. 2017-02-02
    listed $59,000
24. 2016-04-02
    historical
25. 2016-01-09
    listed $45,000
26. 2016-01-09
    listed $49,700
27. 2013-04-19
    soldstatus $17,000
28. 2013-04-16
    listed $19,900
29. 2013-03-06
    soldstatus $10,000
30. 2012-06-05
    listed $25,200
31. 2008-11-28
    soldstatus $55,000
32. 1994-07-28
    soldstatus $15,500
33. 1987-12-21
    soldstatus $36,000

ⓘ 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: $418 · $35/mo
• Projected year-2 tax: $434 · $36/mo
• Expected delta: +$16/yr (+$1/mo · 3.9%)

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

Taxation est. · year 1

• Rental income: $14,535
• − Mortgage interest: −$4,425
• − Property taxes: −$418
• − Insurance: −$395
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,298
• Taxable income: $4,672
• Est. tax owed @ 24.0%: −$1,121
• After-tax cash flow: $4,576/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

+133.3% since first listed

18 events — show timeline

• 2026-05-12 Price Changed $84,000 PARMLS
• 2026-04-13 Price Changed $89,000 PARMLS
• 2026-04-08 Price Changed $95,000 PARMLS
• 2026-03-25 Price Changed $100,000 PARMLS
• 2026-03-10 Listed $110,000 PARMLS
• 2017-11-09 Listing Removed — REColorado as Distributed by MLS Grid
• 2017-02-04 Listed $59,000 REColorado as Distributed by MLS Grid
• 2017-02-02 Listed $59,000 PARMLS
• 2016-04-02 Listing Removed — REColorado as Distributed by MLS Grid
• 2016-01-09 Listed $49,700 REColorado as Distributed by MLS Grid
• 2016-01-09 Listed $45,000 PARMLS
• 2013-04-19 Sold (MLS) $17,000 REColorado as Distributed by MLS Grid
• 2013-04-16 Listed $19,900 REColorado as Distributed by MLS Grid
• 2013-03-06 Sold (MLS) $10,000 PARMLS
• 2012-06-05 Listed $25,200 PARMLS
• 2008-11-28 Sold (Public Records) $55,000 Public Records
• 1994-07-28 Sold (Public Records) $15,500 Public Records
• 1987-12-21 Sold (Public Records) $36,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $418 · +224.0% YoY. Source: county tax records.