1524 4th Ave · Monte Vista, CO 81144

$43,500

1 bd · 1.0 ba · 735 sqft · SingleFamily · 132 Days on market

Built 1917 Poor condition 3,200 sqft lot

---

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 +3.4/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your vision and make this home your own! This fixer-upper is full of potential and features a spacious storage shed in the backyard-perfect for projects, equipment, or additional storage. Ideally located In-town with easy walking access to shops, parks, and dining. Sold as is. "Listing agent is related to the seller" OWNER WILL CARRY!

Key facts

• Storage shed
• 3,200 sq ft lot
• 2 parking spots

Tags

• STORAGE SHED
• WALKING ACCESS TO SHOPS
• WALKING ACCESS TO PARKS
• WALKING ACCESS TO DINING

Property features AI

Finance

• Other: Lot approximately 0.07 acres (about 3,200 sq ft); Zoned RES
• Financial info: Financial details not specified
• HOA & community: HOA/community details not specified

Exterior

• Parking: Two off-street parking spaces (total 2 parking spaces)
• Security: Security details not specified
• Utilities: Public sewer
• Home design: Single-family detached residence; One story
• Construction: Frame and stucco construction; Built structure listed as house
• Exterior features: Shingle roof; Public water

Interior

• Kitchen: Kitchen included (details not specified)
• Bedrooms: One bedroom on the main level
• Flooring: Flooring details not specified
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wall furnace heating; Cooling: Other (system type not specified)
• Interior features: Living room on the main level; Kitchen on the main level
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $44k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($829 rent vs $44k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 2.8% in Monte Vista — 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 (#123 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Monte Vista School District No. C-8 (town): math 14% / reading 30% proficiency, ranked #75 of 86 in CO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bill Metz Elementary School (math 24% / reading 32%, grade F, #540 of 966 statewide, top 57%, 269 students, 70% FRL); Monte Vista Middle School (math 2% / reading 22%, grade F, #236 of 270 statewide, top 88%, 210 students, 70% FRL); Monte Vista Senior High School (math 24% / reading 34%, grade F, #244 of 381 statewide, top 66%, 250 students, 62% FRL).
• Market conditions: 44 active listings in the ZIP; 47 units permitted in Rio Grande County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $301 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Rio Grande County population projected at -26% 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 $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($38k) 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.91% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.88%
• DSCR: 2.55
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.4%
• Equity multiple: 2.27×
• Total profit: $15,514
• Equity at exit: $6,486

10-year hold

• IRR: 37.7%
• Equity multiple: 4.50×
• Total profit: $42,597
• Equity at exit: $3,761

Cash invested: $12,180 (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 81144

• Home prices YoY: -12.2%
• Active inventory: 44
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$228
• Tax est. 1.5%: −$54 /mo · $652/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $354

Break-even live

Break-even rent $381

Max offer price $43,500

Occupancy floor 52%

Sensitivity live

Price	-10% $384	-5% $369	+0% $354	+5% $339	+10% $324
Rent	-10% $289	-5% $321	+0% $354	+5% $387	+10% $420
Rate	-1.0pp $376	-0.5pp $365	base $354	+0.5pp $343	+1.0pp $331

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: $10,875
• Closing costs: $1,305
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $43,500 Active 132 DOM
2. 2026-06-17
   days on market $43,500 Active 131 DOM
3. 2026-06-16
   days on market $43,500 Active 130 DOM
4. 2026-06-15
   days on market $43,500 Active 129 DOM
5. 2026-06-14
   days on market $43,500 Active 127 DOM
6. 2026-06-13
   days on market $43,500 Active 126 DOM
7. 2026-06-10
   days on market $43,500 Active 124 DOM
8. 2026-06-09
   days on market $43,500 Active 123 DOM
9. 2026-06-08
   days on market $43,500 Active 122 DOM
10. 2026-06-07
    days on market $43,500 Active 121 DOM
11. 2026-06-03
    days on market $43,500 Active 117 DOM
12. 2026-06-02
    days on market $43,500 Active 116 DOM
13. 2026-06-01
    days on market $43,500 Active 115 DOM
14. 2026-05-31
    days on market $43,500 Active 114 DOM
15. 2026-05-31
    days on market $43,500 Active 113 DOM
16. 2026-02-06
    listed $43,500 Active 352-char remark

    Show marketing remark (352 chars)

    Bring your vision and make this home your own! This fixer-upper is full of potential and features a spacious storage shed in the backyard-perfect for projects, equipment, or additional storage. Ideally located In-town with easy walking access to shops, parks, and dining. Sold as is. "Listing agent is related to the seller" OWNER WILL CARRY!

17. 2026-02-06
    listed $43,500 Active 352-char remark

    Show marketing remark (352 chars)

    Bring your vision and make this home your own! This fixer-upper is full of potential and features a spacious storage shed in the backyard-perfect for projects, equipment, or additional storage. Ideally located In-town with easy walking access to shops, parks, and dining. Sold as is. "Listing agent is related to the seller" OWNER WILL CARRY!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥84°F today · 23 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,945
• − Mortgage interest: −$2,437
• − Property taxes: −$652
• − Insurance: −$218
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$1,265
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,341/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This fixer-upper requires extensive repairs and structural work, but presents significant potential for renovation and increased value.

Repairs flagged

• Major Exposed framing — Structural damage
• Major Debris — Obstructs view and access

Value-add opportunities

• Resale Painting — Enhances curb appeal
• Resale Landscaping — Improves curb appeal
• Both Structural repairs — Stabilizes the home and improves safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing · Structural damage	Major	$15,000–50,000
Debris · Obstructs view and access	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Painting — Enhances curb appeal ↑
• Resale Landscaping — Improves curb appeal ↑
• Both Structural repairs — Stabilizes the home and improves safety ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monte Vista School District No. C-8
• NCES district ID: 0805760
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $38,489
• Composite: 18.41/100
• National rank: #8936
• State rank: #75 of 86 in CO

Livability — Monte Vista

• Score: 67/100
• State rank: #123
• US rank: #10457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monte Vista, CO
• Population (ZIP): 6,677

Population outlook (Rio Grande County) Hauer SSP2

• Today (2025): 10,470 people
• By 2030: 9,925 · -5.2%
• By 2040: 8,774 · -16.2%
• By 2050: 7,772 · -25.8%
• By 2075: 6,080 · -41.9%
• By 2100: 4,093 · -60.9%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Hispanic / Latino 50% White 45% Two or more races 18% Native American 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 5% Slovak 2% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Rio Grande

• 2024 margin: Strong R (+23.2) · D 37.2% · R 60.4% · Other 2.3%
• 2008→2024 swing: -14.3pp toward R · 2008: -8.8pp · 2024: -23.2pp
• All cycles: 2024: R+23.2 2020: R+18.5 2016: R+19.6 2012: R+8.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.90%
• Current HPI: 244.4359
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-06 Listed $43,500 IRES
• 2026-02-06 Listed $43,500 REColorado as Distributed by MLS Grid