810 S 8th St · Rocky Ford, CO 81067

$47,900

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 168 Days on market

Built 1906 6,294 sqft lot ↓ 19% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Price reduced on this roomy fixer upper. This home is arranged with 3 bedrooms, a very large living room and a large utility room adjoining the back door. The kitchen is cute. Outside, the back yard is fenced and has lots of room and has a storage shed. Make this your opportunity to fix it up at an affordable price. .

Key facts

• Fenced back yard
• Large living room
• Storage shed

Tags

• LARGE LIVING ROOM
• LARGE UTILITY ROOM
• FENCED BACK YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Frame construction
• Construction: Composition roof
• Exterior features: No patio or porch; Irregular lot

Interior

• Kitchen: Range; Oven
• Bedrooms: Three main-level bedrooms
• Flooring: Wood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; No cooling
• Interior features: Master bedroom on the main level; No basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.2% 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 $331 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 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 1906 — 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: 2.42% ✓
• Cap rate: 22.22%
• Cash-on-cash: 56.89%
• DSCR: 3.53
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $166,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
810 S 8th St	0.00mi	3/1.0	1,312 (0%)	1mo	$45,000	$34	99
711 S 7th St	0.17mi	3/1.5	1,340 (+2%)	1mo	$141,750	$106	86
703 Spruce Ave	0.09mi	2/2.0 (-1)	1,350 (+3%)	11mo	$210,000	$156	73
817 S Main St	0.05mi	2/1.0 (-1)	1,170 (-11%)	3mo	$75,000	$64	72
1100 Lincoln Ave	0.28mi	3/2.0	1,435 (+9%)	3mo	$230,000	$160	65
802 S 5th St	0.19mi	3/1.0	1,212 (-8%)	19mo	$170,000	$140	63
301 S 3rd St	0.61mi	3/1.0	1,320 (+1%)	11mo	$139,500	$106	62
815 S 2nd St	0.28mi	3/2.0	1,479 (+13%)	4mo	$209,900	$142	58
605 S 14th St	0.45mi	2/2.0 (-1)	1,376 (+5%)	5mo	$135,900	$99	57
611 S 6th St	0.28mi	3/1.0	1,152 (-12%)	13mo	$83,000	$72	56
1106 Lowell Dr	0.32mi	2/2.0 (-1)	1,220 (-7%)	18mo	$155,000	$127	49
1005 Maple Ave	0.40mi	2/2.0 (-1)	1,165 (-11%)	11mo	$190,000	$163	44

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: 55.3%
• Equity multiple: 3.44×
• Total profit: $32,724
• Equity at exit: $7,142

10-year hold

• IRR: 60.3%
• Equity multiple: 7.01×
• Total profit: $80,588
• Equity at exit: $4,142

Cash invested: $13,412 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$251
• Tax from tax record: −$9 /mo · $106/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $636

Break-even live

Break-even rent $354

Max offer price $47,900

Occupancy floor 40%

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: $11,975
• Closing costs: $1,437
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-20
   status Pending
2. 2026-05-02
   status Active
3. 2026-04-16
   status Active
4. 2026-03-31
   status Pending
5. 2025-12-04
   price $47,900
6. 2025-11-18
   price $54,000
7. 2025-11-01
   listed $59,000 Active

ⓘ 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: $106 · $9/mo
• Projected year-2 tax: $263 · $22/mo
• Expected delta: +$157/yr (+$13/mo · 148.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,912
• − Mortgage interest: −$2,683
• − Property taxes: −$106
• − Insurance: −$240
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,393
• Taxable income: $7,264
• Est. tax owed @ 24.0%: −$1,743
• After-tax cash flow: $5,887/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

-18.8% since first listed

7 events — show timeline

• 2026-05-20 Pending — PARMLS
• 2026-05-02 Relisted — PARMLS
• 2026-04-16 Relisted — PARMLS
• 2026-03-31 Pending — PARMLS
• 2025-12-04 Price Changed $47,900 PARMLS
• 2025-11-18 Price Changed $54,000 PARMLS
• 2025-11-01 Listed $59,000 PARMLS

Property tax history

-8.0%/yr

Latest (2024): $106 · -0.2% YoY. Source: county tax records.