303 Jackson St · La Junta Gardens, CO 81050

$95,000

3 bd · 1.0 ba · 1,647 sqft · SingleFamily public records · 395 Days on market

Built 1900 1.38 ac lot Est $115k · 18% under

---

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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a country home with a little acreage? Here's your opportunity! 3 bedrooms and one full bath. Bring your offer! Seller is selling property in AS IS condition and knows that the property needs a new roof and septic tank. The well that services the house has a new sandpoint installed, as well as, a new pressure tank. There is a place for a wood burning stove, which would be the main source of heat, but there are a couple of wall electric heaters, as well, and a window cooling unit upstairs. The flooring in the house is still in good condition. Come see the potential for yourself!

Key facts

• Window cooling unit
• Septic tank
• New roof

Tags

• WOOD BURNING STOVE
• NEW ROOF
• SEPTIC TANK
• WINDOW COOLING UNIT
• GOOD CONDITION FLOORING

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Garage and carport available; Attached and detached parking options; 1 garage space
• Security: Smoke detector(s)
• Utilities: Well water
• Home design: Single-family residential property
• Construction: Frame and stucco construction; Composition roof
• Exterior features: No patio or porch listed; Shed(s) on the property; Irregular-shaped lot

Interior

• Kitchen: Range; Oven; Dishwasher
• Bedrooms: 1 bedroom on the main level
• Flooring: Tile; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Coal heating; Wood heating; Evaporative cooling; Window unit(s)
• Interior features: Master bedroom on the main level; Wood-framed windows; One fireplace (no special features listed)
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#162 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living B; Watch: health & safety C-, crime F, amenities F.
• East Otero School District No. R1 (town): math 7% / reading 26% proficiency, ranked #83 of 86 in CO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 87 active listings in the ZIP; 11 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Otero County population projected at -17% 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 395 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 395 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 1900 — 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. 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 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: 1.23% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $115,290
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Olive Ave	0.67mi	3/2.0	1,710 (+4%)	19mo	$120,000	$70	43

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: 1.7%
• Equity multiple: 1.07×
• Total profit: $1,768
• Equity at exit: $14,165

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $23,689
• Equity at exit: $8,214

Cash invested: $26,600 (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 81050

• Active inventory: 87
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $269

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 72%

Sensitivity live

Price	-10% $335	-5% $302	+0% $269	+5% $236	+10% $204
Rent	-10% $177	-5% $223	+0% $269	+5% $315	+10% $362
Rate	-1.0pp $317	-0.5pp $293	base $269	+0.5pp $245	+1.0pp $220

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $95,000 Active 395 DOM
2. 2026-06-21
   days on market $95,000 Active 394 DOM
3. 2026-06-18
   days on market $95,000 Active 392 DOM
4. 2026-06-17
   days on market $95,000 Active 391 DOM
5. 2026-06-16
   days on market $95,000 Active 390 DOM
6. 2026-06-15
   days on market $95,000 Active 389 DOM
7. 2026-06-13
   days on market $95,000 Active 387 DOM
8. 2026-06-12
   days on market $95,000 Active 386 DOM
9. 2026-06-09
   days on market $95,000 Active 383 DOM
10. 2026-06-08
    days on market $95,000 Active 382 DOM
11. 2026-06-07
    days on market $95,000 Active 381 DOM
12. 2026-06-07
    days on market $95,000 Active 380 DOM
13. 2026-06-04
    days on market $95,000 Active 377 DOM
14. 2026-06-02
    days on market $95,000 Active 376 DOM
15. 2026-06-01
    days on market $95,000 Active 375 DOM
16. 2026-05-31
    days on market $95,000 Active 374 DOM
17. 2026-05-31
    days on market $95,000 Active 373 DOM
18. 2025-11-19
    status Active
19. 2025-08-13
    historical Active Under Contract
20. 2025-05-04
    status Pending
21. 2025-02-11
    listed $95,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,061
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,764
• Taxable income: $1,827
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,792/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: East Otero School District No. R1
• NCES district ID: 0805130
• Math proficiency: 7% ▼ -2.00%
• Reading proficiency: 26% ▲ 5.00%
• Median HH income: $33,475
• Composite: 13.36/100
• National rank: #9534
• State rank: #83 of 86 in CO

Livability — La Junta Gardens

• Score: 65/100
• State rank: #162
• US rank: #12928

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,774

Population outlook (Otero County) Hauer SSP2

• Today (2025): 17,363 people
• By 2030: 16,776 · -3.4%
• By 2040: 15,534 · -10.5%
• By 2050: 14,467 · -16.7%
• By 2075: 12,054 · -30.6%
• By 2100: 9,392 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 10% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+26.4) · D 35.5% · R 61.9% · Other 2.7%
• 2008→2024 swing: -15.9pp toward R · 2008: -10.5pp · 2024: -26.4pp
• All cycles: 2024: R+26.4 2020: R+22.5 2016: R+25.2 2012: R+9.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.44%
• Current HPI: 232.984
• 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

4 events — show timeline

• 2025-11-19 Relisted — PARMLS
• 2025-08-13 Contingent — PARMLS
• 2025-05-04 Pending — PARMLS
• 2025-02-11 Listed $95,000 PARMLS

Property tax history

-8.2%/yr

Latest (2024): $145 · -1.3% YoY. Source: county tax records.