30774 County Rd 14.9 · Las Animas, CO 81054

$92,000

1 bd · 1.0 ba · 1,254 sqft · SingleFamily · 183 Days on market

Built 1951 0.73 ac lot ↓ 16% since listing

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• 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

Framed by wide-open skies and Colorado sunset views, this ranch-style home sits on of an acre in a quiet country subdivision just far enough out to enjoy a little extra peace and space. Inside, the home is modest, comfortable, and surprisingly functional, with recent kitchen updates that include newer appliances along with an oversized dining area, pantry, and walk-in storage. The living room offers enough space for both everyday living and a secondary area for reading, puzzles, or a small office setup. An unfinished basement gives the next owner room to expand with additional bedrooms, a second living area, hobby space, workout room, or storage. Outside, the covered front porch becomes th

Key facts

• Walk-in storage
• Updated kitchen
• 0.73 acre lot

Tags

• UPDATED KITCHEN
• DOUBLE PANE VINYL WINDOWS
• UPDATED ELECTRICAL PANEL
• OVERSIZED DINING AREA
• WALK-IN STORAGE
• LARGE UNFINISHED BASEMENT

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached garage; Detached carport; 1 garage space
• Utilities: Well water
• Home design: Single-family residential; Frame and stucco construction
• Construction: Metal roof
• Exterior features: Garden; Covered patio/porch; Outbuilding

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Space heater; Ceiling fans for cooling; Evaporative cooling; Wall-mounted cooling units
• Interior features: Ceiling fans; Master bedroom on main level; Double-pane windows; Unfinished/partial basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $636 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.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 7.9

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: -6.9%
• Equity multiple: 0.74×
• Total profit: $-6,573
• Equity at exit: $13,717

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $5,050
• Equity at exit: $7,954

Cash invested: $25,760 (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: 7.9×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$482
• Tax est. 1.5%: −$115 /mo · $1,380/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $131

Break-even live

Break-even rent $805

Max offer price $92,000

Occupancy floor 82%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $92,000 Active 183 DOM
2. 2026-06-17
   days on market $92,000 Active 182 DOM
3. 2026-06-16
   days on market $92,000 Active 181 DOM
4. 2026-06-15
   days on market $92,000 Active 180 DOM
5. 2026-06-13
   days on market $92,000 Active 178 DOM
6. 2026-06-12
   days on market $92,000 Active 177 DOM
7. 2026-06-09
   days on market $92,000 Active 174 DOM
8. 2026-06-08
   days on market $92,000 Active 173 DOM
9. 2026-06-07
   days on market $92,000 Active 172 DOM
10. 2026-06-05
    days on market $92,000 Active 170 DOM
11. 2026-06-04
    days on market $92,000 Active 168 DOM
12. 2026-06-02
    days on market $92,000 Active 167 DOM
13. 2026-06-01
    days on market $92,000 Active 166 DOM
14. 2026-05-31
    days on market $92,000 Active 165 DOM
15. 2026-05-31
    days on market $92,000 Active 164 DOM
16. 2026-05-22
    price $92,000
17. 2026-04-07
    price $99,900
18. 2025-12-17
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,642
• − Mortgage interest: −$5,153
• − Property taxes: −$1,380
• − Insurance: −$460
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,676
• Taxable income: $110
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,541/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

• 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

-16.4% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $92,000 PARMLS
• 2026-04-07 Price Changed $99,900 PARMLS
• 2025-12-17 Listed $110,000 PARMLS