906 Victor Ave · Goldfield, CO 80860

$49,000

1 bd · None ba · 578 sqft · SingleFamily public records · 135 Days on market

Built 1930 9,147 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
• Appreciation +5.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

578 SF shell in Goldfield, CO. Set on three lots totaling 0.21 acres, this 578-square-foot structure sits just outside Victor in the heart of Colorado mining history. Positioned next to the historic Goldfield City Hall and Fire station, its a true blank slate for the creative and capable. No utilities, no shortcuts, just room to dream. Bring your tools, your imagination, and an appreciation for a place where the past still lingers. Perfect for a tiny mountain getaway, studio, or off-grid vision waiting to be realized! Property is being sold as-is.

Key facts

• Three lots
• 9,147 sq ft lot
• Built 1930

Tags

• THREE LOTS
• HISTORIC GOLDFIELD CITY HALL
• TINY MOUNTAIN GETAWAY

Property features AI

Finance

• Other: Zoning: A1

Exterior

• Utilities: Electricity available; Well water; Septic tank
• Home design: Single-family house; One story; Unattached; Property listed as fixer; Individual ownership
• Construction: Wood siding; Composition roof; Crawl space basement; Built area about 578 (public records)
• Exterior features: Level and sloped lot; Public road frontage

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom (main level)
• Heating & cooling: Electric heating
• Interior features: Primary suite

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($835 rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#288 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Cripple Creek-Victor School District No. Re-1 (rural): math 10% / reading 25% proficiency, ranked #157 of 176 in CO (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cresson Elementary School (math 10% / reading 54%, grade F, #469 of 966 statewide, top 49%, 137 students, 73% FRL); Cripple Creek-Victor Junior-Senior High School (math 12% / reading 24%, grade F, #337 of 381 statewide, top 88%, 176 students, 49% FRL).
• Market conditions: 21 active listings in the ZIP; 148 units permitted in Teller County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($339 loan paydown + $840 appreciation (1.7% local appreciation)).
• Teller County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago 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 $11k; list at $49k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1930 — 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. 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: 1.70% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.31%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.91×
• Total profit: $26,164
• Equity at exit: $18,576

10-year hold

• IRR: 37.3%
• Equity multiple: 5.69×
• Total profit: $64,415
• Equity at exit: $26,185

Cash invested: $13,720 (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 80860

• Home prices YoY: 0.5%
• Active inventory: 21
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $835 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$13 /mo · $153/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $369

Break-even live

Break-even rent $367

Max offer price $49,000

Occupancy floor 51%

Sensitivity live

Price	-10% $397	-5% $383	+0% $369	+5% $356	+10% $342
Rent	-10% $303	-5% $336	+0% $369	+5% $402	+10% $435
Rate	-1.0pp $394	-0.5pp $382	base $369	+0.5pp $357	+1.0pp $344

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $49,000 Active 135 DOM
2. 2026-06-18
   days on market $49,000 Active 132 DOM
3. 2026-06-17
   days on market $49,000 Active 131 DOM
4. 2026-06-16
   days on market $49,000 Active 130 DOM
5. 2026-06-15
   days on market $49,000 Active 129 DOM
6. 2026-06-14
   days on market $49,000 Active 127 DOM
7. 2026-06-13
   days on market $49,000 Active 126 DOM
8. 2026-06-10
   days on market $49,000 Active 124 DOM
9. 2026-06-09
   days on market $49,000 Active 123 DOM
10. 2026-06-08
    days on market $49,000 Active 122 DOM
11. 2026-06-07
    days on market $49,000 Active 121 DOM
12. 2026-06-03
    days on market $49,000 Active 117 DOM
13. 2026-06-03
    days on market $49,000 Active 116 DOM
14. 2026-06-01
    days on market $49,000 Active 115 DOM
15. 2026-05-31
    days on market $49,000 Active 114 DOM
16. 2026-02-06
    listed $49,000 Active 553-char remark

    Show marketing remark (523 chars)

    578 SF shell in Goldfield, CO. Set on three lots totaling 0.21 acres, this 578-square-foot structure sits just outside Victor in the heart of Colorado mining history. Positioned next to the historic Goldfield City Hall and Fire station, its a true blank slate for the creative and capable. No utilities, no shortcuts, just room to dream. Bring your tools, your imagination, and an appreciation for a place where the past still lingers. Perfect for a tiny mountain getaway, studio, or off-grid vision waiting to be realized!

17. 2026-02-06
    listed $49,000 Active 523-char remark

    Show marketing remark (523 chars)

    578 SF shell in Goldfield, CO. Set on three lots totaling 0.21 acres, this 578-square-foot structure sits just outside Victor in the heart of Colorado mining history. Positioned next to the historic Goldfield City Hall and Fire station, its a true blank slate for the creative and capable. No utilities, no shortcuts, just room to dream. Bring your tools, your imagination, and an appreciation for a place where the past still lingers. Perfect for a tiny mountain getaway, studio, or off-grid vision waiting to be realized!

18. 2026-02-06
    listed $49,000 Active 523-char remark

    Show marketing remark (523 chars)

    578 SF shell in Goldfield, CO. Set on three lots totaling 0.21 acres, this 578-square-foot structure sits just outside Victor in the heart of Colorado mining history. Positioned next to the historic Goldfield City Hall and Fire station, its a true blank slate for the creative and capable. No utilities, no shortcuts, just room to dream. Bring your tools, your imagination, and an appreciation for a place where the past still lingers. Perfect for a tiny mountain getaway, studio, or off-grid vision waiting to be realized!

19. 2020-01-10
    listed $42,900
20. 2019-08-19
    soldstatus $11,200
21. 2019-07-30
    price $20,000
22. 2019-07-30
    price $15,000
23. 2019-04-09
    price $29,990

ⓘ 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: $153 · $13/mo
• Projected year-2 tax: $270 · $22/mo
• Expected delta: +$116/yr (+$10/mo · 76.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥77°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,018
• − Mortgage interest: −$2,745
• − Property taxes: −$153
• − Insurance: −$245
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$1,425
• Taxable income: $3,847
• Est. tax owed @ 24.0%: −$923
• After-tax cash flow: $3,510/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: Cripple Creek-Victor School District No. Re-1
• NCES district ID: 0803180
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $48,346
• Composite: 19.0/100
• National rank: #13980
• State rank: #157 of 176 in CO

Livability — Goldfield

• Score: 58/100
• State rank: #288
• US rank: #20628

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goldfield, CO
• Population (ZIP): 589

Population outlook (Teller County) Hauer SSP2

• Today (2025): 22,404 people
• By 2030: 21,527 · -3.9%
• By 2040: 19,356 · -13.6%
• By 2050: 17,462 · -22.1%
• By 2075: 14,658 · -34.6%
• By 2100: 11,982 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 10% Italian 7% Slovak 3%
• Foreign-born: 2%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Teller

• 2024 margin: Solid R (+35.5) · D 31.0% · R 66.5% · Other 2.5%
• 2008→2024 swing: -7.3pp toward R · 2008: -28.1pp · 2024: -35.5pp
• All cycles: 2024: R+35.5 2020: R+35.2 2016: R+42.5 2012: R+33.1 2008: R+28.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.71%
• Current HPI: 374.4597
• 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

+63.4% since first listed

8 events — show timeline

• 2026-02-06 Listed $49,000 elevateMLS
• 2026-02-06 Listed $49,000 REColorado as Distributed by MLS Grid
• 2026-02-06 Listed $49,000 IRES
• 2020-01-10 Listed $42,900 PARMLS
• 2019-08-19 Sold (Public Records) $11,200 Public Records
• 2019-07-30 Price Changed $20,000 elevateMLS
• 2019-07-30 Price Changed $15,000 elevateMLS
• 2019-04-09 Price Changed $29,990 elevateMLS

Property tax history

+6.0%/yr

Latest (2025): $153 · +237.9% YoY. Source: county tax records.