502 E 6th St · La Junta, CO 81050

$114,500

4 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 83 Days on market

Built 1898 0.32 ac lot Est $207k · 45% under

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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
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home with potential for the home owner who wants a lot of space both in the home and outside, completely fenced and very private. Large living room and very large family room.

Key facts

• Covered front porch
• Separate entrance
• Sliding glass doors

Tags

• SEPARATE ENTRANCE
• COVERED FRONT PORCH
• SLIDING GLASS DOORS
• OFFICE LIBRARY HOBBY ROOM
• BALCONY OFF LARGEST BEDROOM
• FULLY FENCED YARD

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Single-family residential; Two-story
• Construction: Frame and brick construction; Composition roof; Built as a two-story home
• Exterior features: Patio; Corner lot; Irregularly shaped lot

Interior

• Kitchen: Dishwasher
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Ceiling fan cooling
• Interior features: Ceiling fans; Wood-burning fireplace in the family room; Basement with storage space
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.1% in La Junta — 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 67/100 on livability (#126 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, crime 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: 84 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 $792 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,630 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 10.99%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $206,976
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 Cimarron Ave	0.24mi	4/2.0	2,212 (-6%)	7mo	$152,000	$69	73
812 Santa Fe	0.45mi	3/2.0 (-1)	2,469 (+5%)	2mo	$230,000	$93	64
602 Belleview Ave	0.58mi	5/2.0 (+1)	2,390 (+2%)	5mo	$180,000	$75	61
219 W 6th St	0.55mi	5/2.0 (+1)	2,232 (-5%)	1mo	$203,000	$91	60
701 Edison Ave	0.05mi	5/2.0 (+1)	2,106 (-10%)	20mo	$215,000	$102	58
1012 Rice Ave	0.29mi	3/2.0 (-1)	2,011 (-14%)	3mo	$65,000	$32	55
816 Belleview Ave	0.59mi	3/2.0 (-1)	2,499 (+6%)	3mo	$199,000	$80	55
502 Sunset Ave	0.55mi	5/2.0 (+1)	2,340 (-0%)	21mo	$171,600	$73	51
912 Colorado Ave	0.41mi	3/2.0 (-1)	2,052 (-13%)	13mo	$270,000	$132	44
714 Belleview Ave	0.58mi	3/1.0 (-1)	2,625 (+12%)	5mo	$232,000	$88	41

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: 7.9%
• Equity multiple: 1.31×
• Total profit: $9,912
• Equity at exit: $17,072

10-year hold

• IRR: 17.1%
• Equity multiple: 2.41×
• Total profit: $45,143
• Equity at exit: $9,900

Cash invested: $32,060 (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: 84
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $448

Break-even live

Break-even rent $851

Max offer price $114,500

Occupancy floor 63%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $114,500 Active 83 DOM
2. 2026-06-17
   days on market $114,500 Active 82 DOM
3. 2026-06-16
   days on market $114,500 Active 81 DOM
4. 2026-06-15
   days on market $114,500 Active 80 DOM
5. 2026-06-13
   remarks 665-char remark
6. 2026-06-13
   pricedays on market $114,500 Active 78 DOM
7. 2026-06-12
   days on market $129,500 Active 77 DOM
8. 2026-06-09
   days on market $129,500 Active 74 DOM
9. 2026-06-08
   days on market $129,500 Active 73 DOM
10. 2026-06-07
    days on market $129,500 Active 72 DOM
11. 2026-06-07
    days on market $129,500 Active 71 DOM
12. 2026-06-04
    days on market $129,500 Active 68 DOM
13. 2026-06-02
    days on market $129,500 Active 67 DOM
14. 2026-06-01
    days on market $129,500 Active 66 DOM
15. 2026-05-31
    days on market $129,500 Active 65 DOM
16. 2026-05-31
    days on market $129,500 Active 64 DOM
17. 2026-03-27
    listed $129,500 Active
18. 2015-02-11
    soldstatus $81,000
19. 2015-02-10
    soldstatus $81,000 181-char remark

    Show marketing remark (181 chars)

    Great home with potential for the home owner who wants a lot of space both in the home and outside, completely fenced and very private. Large living room and very large family room.

20. 2014-03-19
    listed $84,900 181-char remark

    Show marketing remark (181 chars)

    Great home with potential for the home owner who wants a lot of space both in the home and outside, completely fenced and very private. Large living room and very large family room.

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$338/yr (+$28/mo · 115.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,017
• − Mortgage interest: −$6,414
• − Property taxes: −$292
• − Insurance: −$572
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,331
• Taxable income: $3,685
• Est. tax owed @ 24.0%: −$884
• After-tax cash flow: $4,489/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

• Score: 67/100
• State rank: #126
• US rank: #10703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Junta, CO
• 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

+52.5% since first listed

4 events — show timeline

• 2026-03-27 Listed $129,500 PARMLS
• 2015-02-11 Sold (Public Records) $81,000 Public Records
• 2015-02-10 Sold (MLS) $81,000 PARMLS
• 2014-03-19 Listed $84,900 PARMLS

Property tax history

+3.9%/yr

Latest (2024): $292 · -1.3% YoY. Source: county tax records.