807 13th St · Alamosa, CO 81101

$330,000

4 bd · 2.0 ba · 2,151 sqft · MultiFamily public records · 48 Days on market

Built 1912 7,492 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Excellent Investment Opportunity! This versatile triplex offers multiple income-generating options. Live in the spacious main home and rent out the front 2-bedroom unit and the charming casita — or lease all three units for an estimated 7% return on investment! The main residence is 1,300 sq ft and features 3 bedrooms and 2 bathrooms, along with a detached 1+ car garage that includes a small office space. The garage is solar-heated and equipped with an electric vehicle charging station, as well as a solar hot water system — perfect for energy-efficient living. Inside, you’ll find app-controlled thermostats and vaulted ceilings that enhance the spacious feel of the main liv

Key facts

• Vaulted ceilings
• Sunny front sunroom
• Solar heated garage

Tags

• DETACHED GARAGE
• SOLAR HEATED GARAGE
• SOLAR HOT WATER SYSTEM
• APP CONTROLLED THERMOSTATS
• VAULTED CEILINGS
• SUNNY FRONT SUNROOM

Property features AI

Exterior

• Parking: Detached garage with garage door opener (2 spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Solar energy generation
• Home design: Single-story; Single-family residence; Has view
• Construction: Built with stucco and wood siding (stick built); Metal roof
• Exterior features: Patio; Xeriscape landscaping; City street frontage; Paved road

Interior

• Kitchen: Cooktop; Oven; Range; Dishwasher; Refrigerator; Gas water heater
• Flooring: Partially carpeted; Tile
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Geothermal heating; Natural gas heating; Space heater; Solar heating
• Interior features: Unfurnished; Patio view (has a view)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools F, 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.
• 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 $3,569/mo this rent would consume 78% 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 $10k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $30k; list at $330k implies a 1000% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $320,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.08% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.7

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $2,429
• Equity at exit: $49,204

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $73,666
• Equity at exit: $28,532

Cash invested: $92,400 (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: 22.5×

Monthly cashflow live

• Estimated rent: $3,569 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $880

Break-even live

Break-even rent $2,455

Max offer price $330,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,067	-5% $974	+0% $880	+5% $787	+10% $693
Rent	-10% $598	-5% $739	+0% $880	+5% $1,021	+10% $1,162
Rate	-1.0pp $1,046	-0.5pp $964	base $880	+0.5pp $795	+1.0pp $708

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,440
1× unit	1	1	$1,129
Total (3 units)			$3,569

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: $82,500
• Closing costs: $9,900
• 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	20d	1	1.21mi

Listing history 21 events

1. 2026-06-21
   days on market $330,000 Active 48 DOM
2. 2026-06-18
   days on market $330,000 Active 45 DOM
3. 2026-06-17
   days on market $330,000 Active 44 DOM
4. 2026-06-16
   days on market $330,000 Active 43 DOM
5. 2026-06-15
   days on market $330,000 Active 42 DOM
6. 2026-06-14
   days on market $330,000 Active 40 DOM
7. 2026-06-10
   days on market $330,000 Active 37 DOM
8. 2026-06-09
   days on market $330,000 Active 36 DOM
9. 2026-06-08
   days on market $330,000 Active 35 DOM
10. 2026-06-07
    days on market $330,000 Active 34 DOM
11. 2026-06-05
    days on market $330,000 Active 31 DOM
12. 2026-06-03
    days on market $330,000 Active 30 DOM
13. 2026-06-02
    days on market $330,000 Active 29 DOM
14. 2026-06-01
    days on market $330,000 Active 28 DOM
15. 2026-05-31
    days on market $330,000 Active 27 DOM
16. 2026-05-31
    days on market $330,000 Active 26 DOM
17. 2026-05-04
    listed $330,000 Active
18. 2026-01-01
    historical
19. 2025-09-10
    status Active
20. 2025-06-23
    listed $350,000 Active
21. 2003-07-24
    soldstatus $30,000

ⓘ 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: $855 · $71/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$960/yr (+$80/mo · 112.2%)

ⓘ 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 2/10 Low 7 d/yr ≥85°F today · 21 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: $42,828
• − Mortgage interest: −$18,485
• − Property taxes: −$855
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,426
• − Management: −$3,426
• − Depreciation: −$9,600
• Taxable income: $5,385
• Est. tax owed @ 24.0%: −$1,292
• After-tax cash flow: $9,270/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

+1000.0% since first listed

5 events — show timeline

• 2026-05-04 Listed $330,000 cren
• 2026-01-01 Listing Removed — cren
• 2025-09-10 Relisted — cren
• 2025-06-23 Listed $350,000 cren
• 2003-07-24 Sold (Public Records) $30,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $855 · +83.1% YoY. Source: county tax records.