313 E Fletcher St · Haxtun, CO 80731

$110,000

2 bd · 1.0 ba · 765 sqft · SingleFamily public records · 7 Days on market

Built 1940

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Wonderful Condition!!! Extra large 1 bedroom with a large bathroom and living room. New Carpet, Paint and Light fixtures. Sprinkler system, fenced back yard & carport. Handicap Accessible. A Must See!

Key facts

• Built 1940
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-3 ($-41/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (23.0% below list).
• Recommended offer: $85k (23.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#37 in CO, #4,551 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Haxtun School District No. Re-2J (rural): math 25% / reading 35% proficiency, ranked #109 of 176 in CO (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Haxtun Elementary School (reading 24%, 176 students, 30% FRL); Haxtun Jr/Sr High School (math 30% / reading 30%, grade F, #231 of 381 statewide, top 61%, 158 students, 26% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 6 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $761 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Phillips County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago 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 $44k; list at $110k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,705 (23.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.13%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.9%
• Equity multiple: 0.63×
• Total profit: $-11,295
• Equity at exit: $23,624

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-4,089
• Equity at exit: $22,390

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 80731

• Home prices YoY: -0.6%
• Active inventory: 17
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $847 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-3

Break-even live

Break-even rent $851

Max offer price $109,394

Occupancy floor 95%

Sensitivity live

Price	-10% $59	-5% $28	+0% $-3	+5% $-35	+10% $-66
Rent	-10% $-70	-5% $-37	+0% $-3	+5% $30	+10% $63
Rate	-1.0pp $52	-0.5pp $25	base $-3	+0.5pp $-32	+1.0pp $-61

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 7 events

1. 2026-06-22
   days on market $110,000 Active 7 DOM
2. 2026-06-21
   days on market $110,000 Active 6 DOM
3. 2026-06-21
   days on market $110,000 Active 5 DOM
4. 2026-06-18
   days on market $110,000 Active 3 DOM
5. 2026-06-17
   days on market $110,000 Active 2 DOM
6. 2026-06-16
   remarks 534-char remark
7. 2026-06-16
   listed $110,000 Active 1 DOM

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $605 · $50/mo
• Expected delta: +$6/yr ($0/mo · 1.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,165
• − Mortgage interest: −$6,162
• − Property taxes: −$599
• − Insurance: −$550
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$3,200
• Taxable loss: −$1,972
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $432/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: Haxtun School District No. Re-2J
• NCES district ID: 0804560
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $43,648
• Composite: 28.41/100
• National rank: #12119
• State rank: #109 of 176 in CO

Livability — Haxtun

• Score: 74/100
• State rank: #37
• US rank: #4551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haxtun, CO
• Population (ZIP): 1,484

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 4,082 people
• By 2030: 3,936 · -3.6%
• By 2040: 3,615 · -11.4%
• By 2050: 3,267 · -20.0%
• By 2075: 2,623 · -35.7%
• By 2100: 1,950 · -52.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Phillips

• 2024 margin: Solid R (+62.7) · D 17.5% · R 80.2% · Other 2.3%
• 2008→2024 swing: -18.9pp toward R · 2008: -43.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+59.2 2016: R+58.1 2012: R+46.3 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.56%
• Current HPI: 256.23
• 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

+1733.3% since first listed

9 events — show timeline

• 2026-06-16 Listed $110,000 FSBO.com
• 2012-02-23 Sold (Public Records) $44,000 Public Records
• 2012-02-22 Sold (MLS) $44,000 IRES
• 2011-10-19 Listed $44,000 IRES
• 2010-01-28 Sold (Public Records) $37,500 Public Records
• 2010-01-28 Sold (MLS) $37,500 IRES
• 2009-11-19 Listed $37,500 IRES
• 2003-12-11 Sold (Public Records) $25,000 Public Records
• 1992-12-29 Sold (Public Records) $6,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $599 · +202.8% YoY. Source: county tax records.