325 Pine St · Arriba, CO 80804

$60,000

3 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 22 Days on market

Built 1910 6,440 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 +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in the quiet Eastern Colorado community of Arriba! This 1,096 square foot, 3-bedroom, 1-bath home sits on a corner lot and is full of potential for the right buyer with vision and a little elbow grease. Built in 1910, portions of the home's historic charm still shine through, offering character you simply can't find in newer homes. Whether you're searching for your next investment property, rental opportunity, or an affordable home to make your own, this fixer-upper has great bones and endless possibilities. The fenced backyard provides a perfect space for kids, pets, gardening, or outdoor gatherings, while the corner lot offers extra room and convenience. Bring your tool belt, creativity, and imagination-this could become an adorable small-town home or a fantastic income-producing property. Enjoy the peaceful pace of rural Colorado living with big skies, friendly neighbors, and easy access to I-70. Affordable opportunities like this don't come along often!

Key facts

• Historic charm
• Fenced backyard
• Corner lot

Tags

• CORNER LOT
• FENCED BACKYARD
• HISTORIC CHARM
• RURAL COLORADO LIVING

Property features AI

Exterior

• Parking: Four off-street parking spaces (total 4)
• Utilities: Electricity connected (220 volts); Public sewer
• Home design: Single-family house; One story (entry at ground level); Faces east; Live/work current use; Unattached property; Fixer condition
• Construction: Frame construction; Shingle roof; Has basement (cellar); Built as a house
• Exterior features: Private yard; Partial fencing; Corner lot; Located in a historical district; Gravel road access (public maintained); Public water

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Carpet; Laminate; Wood
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: Range; Refrigerator; Unfurnished; Cellar (basement)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#409 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Arriba-Flagler Consolidated School District No. 20 (rural): math 20% / reading 35% proficiency, ranked #125 of 176 in CO (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 8 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($59k) 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.
• Current owner paid $10k; list at $60k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.73% ✓
• Cap rate: 14.99%
• Cash-on-cash: 31.04%
• DSCR: 2.38
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $217,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Colorado Ave	0.25mi	3/2.0	960 (-12%)	16mo	$25,000	$26	51
203 Lincoln Ave	0.54mi	2/1.0 (-1)	936 (-15%)	20mo	$185,000	$198	29

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: 36.8%
• Equity multiple: 3.08×
• Total profit: $34,907
• Equity at exit: $26,979

10-year hold

• IRR: 36.9%
• Equity multiple: 6.09×
• Total profit: $85,479
• Equity at exit: $41,577

Cash invested: $16,800 (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 80804

• Active inventory: 8
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,039 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$47 /mo · $561/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $435

Break-even live

Break-even rent $489

Max offer price $60,000

Occupancy floor 53%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 22 DOM
2. 2026-06-18
   days on market $60,000 Active 21 DOM
3. 2026-06-17
   days on market $60,000 Active 20 DOM
4. 2026-06-16
   days on market $60,000 Active 19 DOM
5. 2026-06-15
   days on market $60,000 Active 18 DOM
6. 2026-06-14
   days on market $60,000 Active 16 DOM
7. 2026-06-12
   days on market $60,000 Active 15 DOM
8. 2026-06-09
   days on market $60,000 Active 12 DOM
9. 2026-06-08
   days on market $60,000 Active 11 DOM
10. 2026-06-07
    days on market $60,000 Active 10 DOM
11. 2026-06-05
    days on market $60,000 Active 8 DOM
12. 2026-06-04
    days on market $60,000 Active 6 DOM
13. 2026-06-02
    days on market $60,000 Active 5 DOM
14. 2026-06-01
    days on market $60,000 Active 4 DOM
15. 2026-05-31
    days on market $60,000 Active 3 DOM
16. 2026-05-31
    days on market $60,000 Active 2 DOM
17. 2026-05-28
    listed $60,000 Active 999-char remark

    Show marketing remark (999 chars)

    Opportunity awaits in the quiet Eastern Colorado community of Arriba! This 1,096 square foot, 3-bedroom, 1-bath home sits on a corner lot and is full of potential for the right buyer with vision and a little elbow grease. Built in 1910, portions of the home's historic charm still shine through, offering character you simply can't find in newer homes. Whether you're searching for your next investment property, rental opportunity, or an affordable home to make your own, this fixer-upper has great bones and endless possibilities. The fenced backyard provides a perfect space for kids, pets, gardening, or outdoor gatherings, while the corner lot offers extra room and convenience. Bring your tool belt, creativity, and imagination-this could become an adorable small-town home or a fantastic income-producing property. Enjoy the peaceful pace of rural Colorado living with big skies, friendly neighbors, and easy access to I-70. Affordable opportunities like this don't come along often!

18. 2026-05-28
    listed $60,000 Active 999-char remark

    Show marketing remark (999 chars)

    Opportunity awaits in the quiet Eastern Colorado community of Arriba! This 1,096 square foot, 3-bedroom, 1-bath home sits on a corner lot and is full of potential for the right buyer with vision and a little elbow grease. Built in 1910, portions of the home's historic charm still shine through, offering character you simply can't find in newer homes. Whether you're searching for your next investment property, rental opportunity, or an affordable home to make your own, this fixer-upper has great bones and endless possibilities. The fenced backyard provides a perfect space for kids, pets, gardening, or outdoor gatherings, while the corner lot offers extra room and convenience. Bring your tool belt, creativity, and imagination-this could become an adorable small-town home or a fantastic income-producing property. Enjoy the peaceful pace of rural Colorado living with big skies, friendly neighbors, and easy access to I-70. Affordable opportunities like this don't come along often!

19. 1995-10-11
    soldstatus $10,000

ⓘ 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: $561 · $47/mo
• Projected year-2 tax: $561 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,472
• − Mortgage interest: −$3,361
• − Property taxes: −$561
• − Insurance: −$300
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$1,745
• Taxable income: $4,508
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,133/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: Arriba-Flagler Consolidated School District No. 20
• NCES district ID: 0802260
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,527
• Composite: 26.23/100
• National rank: #12701
• State rank: #125 of 176 in CO

Livability — Arriba

• Score: 50/100
• State rank: #409
• US rank: #25694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arriba, CO
• Population (ZIP): 376

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,641 people
• By 2030: 5,650 · +0.2%
• By 2040: 5,679 · +0.7%
• By 2050: 5,657 · +0.3%
• By 2075: 5,431 · -3.7%
• By 2100: 4,258 · -24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Native American 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 6% Lithuanian 3% Iranian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.5) · D 16.8% · R 81.3% · Other 1.9%
• 2008→2024 swing: -13.7pp toward R · 2008: -50.8pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+62.8 2016: R+61.4 2012: R+50.1 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+500.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $60,000 IRES
• 2026-05-28 Listed $60,000 REColorado as Distributed by MLS Grid
• 1995-10-11 Sold (Public Records) $10,000 Public Records

Property tax history

+9.6%/yr

Latest (2025): $561 · +278.8% YoY. Source: county tax records.