6447 US Highway 36 · Joes, CO 80822

$110,000

3 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 97 Days on market

Built 1918 0.66 ac 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a project? This little diamond in the rough could be right up your alley! Located in the community of Joes, this 1792 sq ft space is a canvas to create your perfect master piece. Garage and outbuildings are also contained on this over1/2 acre lot. Call today to learn more!

Key facts

• Over1/2 acre lot
• 0.66 acre lot
• Garage

Tags

• OVER1/2 ACRE LOT

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence
• HOA & community: No association fees

Exterior

• Parking: Detached garage (1 car)
• Utilities: Well water (meter installed); No water rights; Septic tank; Electricity available; Propane
• Home design: Single-family residence; Two levels; Previously owned / not new construction; Mixed zoning
• Construction: Frame construction with metal siding; Metal roof; Built above grade finished area: 1,792
• Exterior features: Partial fencing; Paved lot; Highway frontage; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 1 full bathroom; Rough-in for an additional bathroom
• Heating & cooling: No heating system specified
• Interior features: Eat-in kitchen; Separate dining room; Study

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#377 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Liberty J-4 School District (rural): math 21% / reading 60% proficiency, ranked #52 of 176 in CO (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 14 units permitted in Yuma County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (3.0% local appreciation)).
• Yuma County population projected at -12% 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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: 1.13% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $64,512
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6447 US Highway 36	0.00mi	3/1.0	1,792 (0%)	1mo	$65,000	$36	99

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: 19.0%
• Equity multiple: 2.08×
• Total profit: $33,311
• Equity at exit: $49,461

10-year hold

• IRR: 20.3%
• Equity multiple: 3.93×
• Total profit: $90,380
• Equity at exit: $76,225

Cash invested: $30,800 (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 80822

• Active inventory: 3
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,242 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$43 /mo · $519/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $316

Break-even live

Break-even rent $843

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $378	-5% $347	+0% $316	+5% $284	+10% $253
Rent	-10% $217	-5% $267	+0% $316	+5% $365	+10% $414
Rate	-1.0pp $371	-0.5pp $344	base $316	+0.5pp $287	+1.0pp $258

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-03-24
   historical Active Under Contract
2. 2026-02-16
   listed $110,000 Active
3. 2021-11-15
   soldstatus $80,000

ⓘ 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: $519 · $43/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$86/yr (+$7/mo · 16.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,909
• − Mortgage interest: −$6,162
• − Property taxes: −$519
• − Insurance: −$550
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,200
• Taxable income: $2,093
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,285/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: Liberty J-4 School District
• NCES district ID: 0800019
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 60% ▲ 39.00%
• Median HH income: $50,184
• Composite: 37.25/100
• National rank: #8973
• State rank: #52 of 176 in CO

Livability — Joes

• Score: 53/100
• State rank: #377
• US rank: #24685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Joes, CO
• Population (ZIP): 239

Population outlook (Yuma County) Hauer SSP2

• Today (2025): 9,867 people
• By 2030: 9,661 · -2.1%
• By 2040: 9,233 · -6.4%
• By 2050: 8,701 · -11.8%
• By 2075: 7,356 · -25.4%
• By 2100: 5,601 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 18% Pacific Islander 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 16%
• Common ancestry: Portuguese 5% Slovak 3% Scotch-Irish 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Yuma

• 2024 margin: Solid R (+65.4) · D 16.3% · R 81.6% · Other 2.1%
• 2008→2024 swing: -17.0pp toward R · 2008: -48.4pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+66.7 2016: R+65.5 2012: R+55.4 2008: R+48.4

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

+37.5% since first listed

3 events — show timeline

• 2026-03-24 Contingent — IRES
• 2026-02-16 Listed $110,000 IRES
• 2021-11-15 Sold (Public Records) $80,000 Public Records

Property tax history

+8.1%/yr

Latest (2026): $519 · +556.4% YoY. Source: county tax records.