974 Pine Ave · Rocky Ford, CO 81067

$50,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 274 Days on market

Built 1942 5,001 sqft lot Est $92k · 46% under ↓ 37% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

FIXER-FIXER-FIXER. .. Possibilities are evident. Location is near schools and the area is well kept. Seller wants you to see this house for yourself and make your best, reasonable offer.

Key facts

• Near schools
• 5,001 sq ft lot
• Built 1942

Tags

• NEAR SCHOOLS

Property features AI

Finance

• Other: Zoning: R
• HOA & community: No association amenities

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Two-story home; Approximately 1,536 above-grade finished living area
• Construction: Frame and block construction; Composition roof
• Exterior features: No patio or porch listed; Irregular lot

Interior

• Bedrooms: One main-level bedroom
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: No built-in appliances listed; No fireplace
• Laundry & utility: Laundry area on the main level; Unfinished partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 4.5% in Rocky Ford — 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 78/100 on livability (#22 in CO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D+, schools F, employment F.
• Rocky Ford School District No. R2 (town): math 24% / reading 36% proficiency, ranked #58 of 86 in CO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1942 — 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 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?
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: 1.74% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.19%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $92,160
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
818 S Main St	0.15mi	2/1.0	824 (+7%)	5mo	$157,000	$191	77
408 S 9th St	0.21mi	2/1.0	728 (-5%)	14mo	$123,000	$169	70
702 S 9th St	0.12mi	2/1.0	836 (+9%)	13mo	$100,000	$120	69
502 14th St	0.37mi	1/— (-1)	776 (+1%)	12mo	$16,000	$21	66
712 S 12 St	0.20mi	2/1.0	864 (+12%)	18mo	$122,000	$141	55
413 N 6th St	0.64mi	2/1.0	724 (-6%)	12mo	$38,000	$52	51
607 S 14th St	0.31mi	2/1.0	853 (+11%)	24mo	$101,000	$118	48

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $13,600
• Equity at exit: $7,455

10-year hold

• IRR: 31.5%
• Equity multiple: 3.84×
• Total profit: $39,825
• Equity at exit: $4,323

Cash invested: $14,000 (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 81067

• Home prices YoY: -25.2%
• Active inventory: 40
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $341

Break-even live

Break-even rent $437

Max offer price $50,000

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-09
   price $50,000
2. 2025-08-26
   listed $79,900 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: $10,422
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$1,455
• Taxable income: $3,499
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $3,247/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: Rocky Ford School District No. R2
• NCES district ID: 0806270
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $31,077
• Composite: 24.35/100
• National rank: #7694
• State rank: #58 of 86 in CO

Livability — Rocky Ford

• Score: 78/100
• State rank: #22
• US rank: #2671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky Ford, CO
• Population (ZIP): 5,590

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 40% Two or more races 22%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -72.32%
• Current HPI: 214.2931
• 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

-37.4% since first listed

2 events — show timeline

• 2026-02-09 Price Changed $50,000 PARMLS
• 2025-08-26 Listed $79,900 PARMLS

Property tax history

-5.7%/yr

Latest (2024): $98 · -0.2% YoY. Source: county tax records.