209 10th St · Fowler, CO 81039

$109,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 362 Days on market

Built 1910 7,492 sqft lot Est $80k · 36% over ↓ 16% since listing

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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 +13.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

This three-bed, one-bath is located in the peaceful town of Fowler. The back yard is mostly fenced-in, providing privacy and it contains a 1 car garage with a storage area. Inside the home, the dining and living room area (which provide a generous open space) have hard-wood flooring. The kitchen is a handy layout and the utility/laundry room in the very back of the house provides some elbow room for storage and house work(great extra living space). Utilize the amenities of a small town with a grocery store and banks and restaurants and enjoy being close to the larger city of Pueblo or the county seat of Otero County(La junta) - each approximately 30 minutes away. Come see a great place to l

Key facts

• Hard-wood flooring
• Fenced-in back yard
• Utility laundry room

Tags

• FENCED-IN BACK YARD
• HARD-WOOD FLOORING
• HANDY KITCHEN LAYOUT
• UTILITY LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame and stucco construction
• Construction: Composition and rolled/hot mop roof
• Exterior features: Covered patio/porch; Irregular lot

Interior

• Kitchen: Dishwasher; Range/Oven; Range hood; Disposal; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Carpet; Wood; Laminate
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Ceiling fans; No central cooling (listed as None)
• Interior features: Ceiling fans; Master bedroom on main level; Wood-frame windows; Partial basement with storage space; Covered laundry on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $7 ($84/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (11.7% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#66 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, schools D+, amenities F.
• Fowler School District No. R4J (rural): math 29% / reading 41% proficiency, ranked #80 of 176 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 11 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($754 loan paydown + $11k appreciation (10.0% local appreciation)).
• Otero County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 362 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 362 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
6. 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?
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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $80,256
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 8th St	0.14mi	2/2.0 (-1)	910 (-0%)	9mo	$80,000	$88	76
607 8th St	0.27mi	2/1.0 (-1)	990 (+9%)	1mo	$165,000	$167	67
305 9th St	0.08mi	2/1.0 (-1)	832 (-9%)	16mo	$70,000	$84	63
502 8th St	0.20mi	2/1.0 (-1)	1,012 (+11%)	9mo	$157,000	$155	60
410 6th St	0.35mi	2/1.0 (-1)	1,016 (+11%)	11mo	$77,000	$76	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $59,822
• Equity at exit: $98,196

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $175,847
• Equity at exit: $211,763

Cash invested: $30,520 (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 81039

• Home prices YoY: 7.0%
• Active inventory: 19
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $7

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 94%

Sensitivity live

Price	-10% $82	-5% $45	+0% $7	+5% $-31	+10% $-68
Rent	-10% $-69	-5% $-31	+0% $7	+5% $45	+10% $83
Rate	-1.0pp $62	-0.5pp $35	base $7	+0.5pp $-21	+1.0pp $-50

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $109,000 Active 362 DOM
2. 2026-06-18
   days on market $109,000 Active 360 DOM
3. 2026-06-17
   days on market $109,000 Active 359 DOM
4. 2026-06-16
   days on market $109,000 Active 358 DOM
5. 2026-06-15
   days on market $109,000 Active 357 DOM
6. 2026-06-13
   days on market $109,000 Active 355 DOM
7. 2026-06-12
   days on market $109,000 Active 354 DOM
8. 2026-06-09
   days on market $109,000 Active 351 DOM
9. 2026-06-08
   days on market $109,000 Active 350 DOM
10. 2026-06-07
    days on market $109,000 Active 349 DOM
11. 2026-06-05
    days on market $109,000 Active 347 DOM
12. 2026-06-04
    days on market $109,000 Active 345 DOM
13. 2026-06-02
    days on market $109,000 Active 344 DOM
14. 2026-06-01
    days on market $109,000 Active 343 DOM
15. 2026-05-31
    days on market $109,000 Active 342 DOM
16. 2026-05-31
    days on market $109,000 Active 341 DOM
17. 2026-03-12
    price $109,000
18. 2025-09-08
    price $119,000
19. 2025-06-23
    listed $129,000 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,548
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$924
• − Management: −$924
• − Depreciation: −$3,171
• Taxable loss: −$1,756
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $505/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: Fowler School District No. R4J
• NCES district ID: 0804110
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▲ 5.00%
• Median HH income: $39,770
• Composite: 31.98/100
• National rank: #11024
• State rank: #80 of 176 in CO

Livability — Fowler

• Score: 72/100
• State rank: #66
• US rank: #6320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fowler, CO
• Population (ZIP): 1,686

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 16% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 17.96%
• Current HPI: 274.2024
• 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

-15.5% since first listed

3 events — show timeline

• 2026-03-12 Price Changed $109,000 PARMLS
• 2025-09-08 Price Changed $119,000 PARMLS
• 2025-06-23 Listed $129,000 PARMLS

Property tax history

-23.0%/yr

Latest (2024): $129 · -0.6% YoY. Source: county tax records.