1101 S 16th St · Rocky Ford, CO 81067

$160,000

3 bd · 2.0 ba · 1,253 sqft · SingleFamily public records · 21 Days on market

Built 1910 0.28 ac lot Est $133k · 20% over

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Why this score? — see what drove the F 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 +12.4/30.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 story brick home that is in need of your finishing touches as the living room has new drywall that is in need of finishing. Sits on a corner lot with a nice sized 2 car garage, Large living room with a fireplace, updated kitchen, basement with family room, This home has a lot of potential.

Key facts

• Natural woodwork
• Sun filled solarium
• Workroom

Tags

• ANTIQUE BRICK EXTERIOR
• NATURAL WOODWORK
• WIDE NATURAL WOOD STAIRCASE
• SUN FILLED SOLARIUM
• DETACHED BRICK GARAGE
• WORKROOM

Property features AI

Finance

• Other: Property is listed as residential single family
• HOA & community: No association amenities

Exterior

• Parking: Detached garage; 2 garage spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Above-grade finished living area reported; Below-grade finished area reported
• Construction: Frame, brick and wood siding construction; Composition roof
• Exterior features: Covered patio/porch; Lot dimensions approximately 110 x 110; Zoned R-1

Interior

• Kitchen: Water heater listed among appliances
• Flooring: Hardwood; Wood; Vinyl
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: No central cooling
• Interior features: Walk-in closet(s); Wood window frames; Has fireplace (1)
• Laundry & utility: Laundry in basement; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (27.9% below list).
• Recommended offer: $115k (27.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Rocky Ford — 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 78/100 on livability (#22 in CO, #2,671 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D+, schools F, employment F.
• Rocky Ford School District No. R2 (town): math 24% / reading 36% proficiency, ranked #58 of 86 in CO (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 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 $68k; list at $160k implies a 135% 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 $115,418 (27.9% 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 1910 — 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 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?
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: 0.72% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $132,818
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20019 County Road Ee.25	0.22mi	3/2.0	1,237 (-1%)	22mo	$250,000	$202	69
605 S 14th St	0.20mi	2/2.0 (-1)	1,376 (+10%)	5mo	$135,900	$99	65
810 S 8th St	0.58mi	3/1.0	1,312 (+5%)	1mo	$45,000	$34	60
505 S 14th St	0.25mi	3/1.0	1,288 (+3%)	24mo	$95,000	$74	60
1106 Lowell Dr	0.45mi	2/2.0 (-1)	1,220 (-3%)	18mo	$155,000	$127	54
711 S 7th St	0.72mi	3/1.5	1,340 (+7%)	1mo	$141,750	$106	52
817 S Main St	0.56mi	2/1.0 (-1)	1,170 (-7%)	3mo	$75,000	$64	52
1005 Maple Ave	0.51mi	2/2.0 (-1)	1,165 (-7%)	11mo	$190,000	$163	50
1100 Lincoln Ave	0.54mi	3/2.0	1,435 (+14%)	3mo	$230,000	$160	48
507 N 13th St	0.69mi	2/1.0 (-1)	1,212 (-3%)	12mo	$69,500	$57	43
1407 Swink Ave	0.56mi	3/1.0	1,108 (-12%)	10mo	$32,000	$29	42
703 Spruce Ave	0.66mi	2/2.0 (-1)	1,350 (+8%)	11mo	$210,000	$156	42

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-27,617
• Equity at exit: $23,857

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-26,465
• Equity at exit: $13,834

Cash invested: $44,800 (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 81067

• Home prices YoY: -25.2%
• Active inventory: 40
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-25

Break-even live

Break-even rent $1,186

Max offer price $155,551

Occupancy floor 97%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $160,000 Active 21 DOM
2. 2026-06-17
   days on market $160,000 Active 20 DOM
3. 2026-06-16
   days on market $160,000 Active 19 DOM
4. 2026-06-15
   days on market $160,000 Active 18 DOM
5. 2026-06-13
   days on market $160,000 Active 16 DOM
6. 2026-06-12
   days on market $160,000 Active 15 DOM
7. 2026-06-09
   days on market $160,000 Active 12 DOM
8. 2026-06-08
   days on market $160,000 Active 11 DOM
9. 2026-06-07
   days on market $160,000 Active 10 DOM
10. 2026-06-07
    days on market $160,000 Active 9 DOM
11. 2026-06-04
    days on market $160,000 Active 6 DOM
12. 2026-06-02
    days on market $160,000 Active 5 DOM
13. 2026-06-01
    days on market $160,000 Active 4 DOM
14. 2026-05-31
    days on market $160,000 Active 3 DOM
15. 2026-05-31
    days on market $160,000 Active 2 DOM
16. 2026-05-29
    status Active
17. 2026-04-29
    listed $160,000 Active
18. 2019-09-26
    soldstatus $68,000
19. 2016-08-26
    soldstatus $49,000 301-char remark

    Show marketing remark (301 chars)

    Charming 2 story brick home that is in need of your finishing touches as the living room has new drywall that is in need of finishing. Sits on a corner lot with a nice sized 2 car garage, Large living room with a fireplace, updated kitchen, basement with family room, This home has a lot of potential.

20. 2016-07-13
    listed $49,000 301-char remark

    Show marketing remark (301 chars)

    Charming 2 story brick home that is in need of your finishing touches as the living room has new drywall that is in need of finishing. Sits on a corner lot with a nice sized 2 car garage, Large living room with a fireplace, updated kitchen, basement with family room, This home has a lot of potential.

21. 2013-05-20
    listed $70,000
22. 2010-08-21
    listed $94,000
23. 2009-06-11
    soldstatus $94,000
24. 2009-06-10
    soldstatus $94,500
25. 2009-04-02
    listed $94,000

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $880 · $73/mo
• Expected delta: +$505/yr (+$42/mo · 134.6%)

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

Taxation est. · year 1

• Rental income: $13,850
• − Mortgage interest: −$8,962
• − Property taxes: −$375
• − Insurance: −$800
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$4,655
• Taxable loss: −$3,158
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $456/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: Rocky Ford School District No. R2
• NCES district ID: 0806270
• Math proficiency: 24% ▲ 2.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $31,077
• Composite: 24.35/100
• National rank: #7694
• State rank: #58 of 86 in CO

Livability — Rocky Ford

• Score: 78/100
• State rank: #22
• US rank: #2671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rocky Ford, CO
• Population (ZIP): 5,590

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: Majority Hispanic (56%)
• Race & ethnicity: Hispanic / Latino 56% White 40% Two or more races 22%
• Hispanic origin (detail): Mexican 45%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 17%

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: ▼ -72.32%
• Current HPI: 214.2931
• 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

+70.2% since first listed

10 events — show timeline

• 2026-05-29 Relisted — PARMLS
• 2026-04-29 Listed $160,000 PARMLS
• 2019-09-26 Sold (Public Records) $68,000 Public Records
• 2016-08-26 Sold (MLS) $49,000 PARMLS
• 2016-07-13 Listed $49,000 PARMLS
• 2013-05-20 Listed $70,000 PARMLS
• 2010-08-21 Listed $94,000 PARMLS
• 2009-06-11 Sold (Public Records) $94,000 Public Records
• 2009-06-10 Sold (MLS) $94,500 PARMLS
• 2009-04-02 Listed $94,000 PARMLS

Property tax history

-3.0%/yr

Latest (2024): $375 · -0.2% YoY. Source: county tax records.