700 Pioneer Ln · Florence, CO 81226

$185,000

3 bd · 3.0 ba · 3,068 sqft · SingleFamily public records

Built 1995 0.26 ac lot ↓ 42% 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 +14.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The view of Pikes Peak and surrounding valley will bring your mind to ease as you look through the windows or relax on the 1st or second story deck of this magnificent home. The master suite is the entire 2nd level and includes a gas fireplace, 5 pc. master en-suite, 2 walk-in closets, AND office or nursery. Main level is a huge living room with gas fireplace, large kitchen with pantry, dining room, bathroom and access to 2 car side loading garage. Walk-out basement includes theater room, 2 bedrooms, bathroom, laundry room, and extra storage. Back yard is custom fenced and a great space to entertain. Mature grove of aspen trees, green grass with sprinkler system, and nice neighborhood. Stone throw away from Sumo golf course. Did we mention VIEWS?! Make this great home YOURS!

Key facts

• 0.26 acre lot
• Garage
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $42 ($504/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 $161k (13.2% below list).
• Recommended offer: $161k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.5% in Florence — 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 59/100 on livability (#277 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Fremont Re-2 (town): math 25% / reading 39% proficiency, ranked #48 of 86 in CO (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fremont Elementary School (math 34% / reading 40%, grade F, #405 of 966 statewide, top 43%, 507 students, 60% FRL); Florence Jr./Sr. High School (math 17% / reading 38%, grade F, #255 of 381 statewide, top 67%, 585 students, 43% FRL).
• Market conditions: 109 active listings in the ZIP; 139 units permitted in Fremont 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 $6k of value loss. Plan a longer hold.
• Fremont County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,645 (13.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.6

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-27,308
• Equity at exit: $27,584

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-20,362
• Equity at exit: $15,995

Cash invested: $51,800 (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 81226

• Home prices YoY: -32.6%
• Active inventory: 109
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$180 /mo · $2,158/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $42

Break-even live

Break-even rent $1,553

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $147	-5% $94	+0% $42	+5% $-10	+10% $-63
Rent	-10% $-85	-5% $-21	+0% $42	+5% $105	+10% $169
Rate	-1.0pp $135	-0.5pp $89	base $42	+0.5pp $-6	+1.0pp $-55

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2023-08-26
   status Pending
2. 2023-08-24
   historical
3. 2022-06-21
   historical
4. 2016-08-01
   soldstatus $188,000
5. 2016-07-29
   soldstatus $188,000 786-char remark

   Show marketing remark (786 chars)

   The view of Pikes Peak and surrounding valley will bring your mind to ease as you look through the windows or relax on the 1st or second story deck of this magnificent home. The master suite is the entire 2nd level and includes a gas fireplace, 5 pc. master en-suite, 2 walk-in closets, AND office or nursery. Main level is a huge living room with gas fireplace, large kitchen with pantry, dining room, bathroom and access to 2 car side loading garage. Walk-out basement includes theater room, 2 bedrooms, bathroom, laundry room, and extra storage. Back yard is custom fenced and a great space to entertain. Mature grove of aspen trees, green grass with sprinkler system, and nice neighborhood. Stone throw away from Sumo golf course. Did we mention VIEWS?! Make this great home YOURS!

6. 2016-04-29
   listed $189,900 786-char remark

   Show marketing remark (786 chars)

   The view of Pikes Peak and surrounding valley will bring your mind to ease as you look through the windows or relax on the 1st or second story deck of this magnificent home. The master suite is the entire 2nd level and includes a gas fireplace, 5 pc. master en-suite, 2 walk-in closets, AND office or nursery. Main level is a huge living room with gas fireplace, large kitchen with pantry, dining room, bathroom and access to 2 car side loading garage. Walk-out basement includes theater room, 2 bedrooms, bathroom, laundry room, and extra storage. Back yard is custom fenced and a great space to entertain. Mature grove of aspen trees, green grass with sprinkler system, and nice neighborhood. Stone throw away from Sumo golf course. Did we mention VIEWS?! Make this great home YOURS!

7. 2013-12-02
   soldstatus $180,000 553-char remark

   Show marketing remark (553 chars)

   WOW! NEED TO SEE INSIDE; BEAUTIFUL LVING ROOM WITH HALFMOON WINDOWS ON EITHER SIDE OF GAS FIREPLACE WITH PIKES PEAK SHOWCASED. KITCHEN WITH GLASSED BREAKFAST AREA AND LARGE DINING ROOM WITH PATIO DOORS TO DECK OUT SIDE; MASTER SUITE UPSTAIRS HAS IT'S OWN GAS FIREPLACE AND SITTING ROOM WITH DECK AND THE REST OF UPSTAIRS HAS 5 PIECE BATH WITH HIS AND HERS WALK IN CLOSETS AND EXCERCISE ROOM OFF BATH. DOWNSTAIRS HAS REC ROOM THAT IS PRESENTLY A HOME THEATER WITH WALK OUT TO A 10.7X39.5 PATIO. WALLED BACKYARD; UPPER DECK HAS 3.8X25.8 DECK, & MORE!

8. 2013-12-02
   soldstatus $180,000

   Show marketing remark (553 chars)

   WOW! NEED TO SEE INSIDE; BEAUTIFUL LVING ROOM WITH HALFMOON WINDOWS ON EITHER SIDE OF GAS FIREPLACE WITH PIKES PEAK SHOWCASED. KITCHEN WITH GLASSED BREAKFAST AREA AND LARGE DINING ROOM WITH PATIO DOORS TO DECK OUT SIDE; MASTER SUITE UPSTAIRS HAS IT'S OWN GAS FIREPLACE AND SITTING ROOM WITH DECK AND THE REST OF UPSTAIRS HAS 5 PIECE BATH WITH HIS AND HERS WALK IN CLOSETS AND EXCERCISE ROOM OFF BATH. DOWNSTAIRS HAS REC ROOM THAT IS PRESENTLY A HOME THEATER WITH WALK OUT TO A 10.7X39.5 PATIO. WALLED BACKYARD; UPPER DECK HAS 3.8X25.8 DECK, & MORE!

9. 2013-01-17
   listed $185,000

   Show marketing remark (553 chars)

   WOW! NEED TO SEE INSIDE; BEAUTIFUL LVING ROOM WITH HALFMOON WINDOWS ON EITHER SIDE OF GAS FIREPLACE WITH PIKES PEAK SHOWCASED. KITCHEN WITH GLASSED BREAKFAST AREA AND LARGE DINING ROOM WITH PATIO DOORS TO DECK OUT SIDE; MASTER SUITE UPSTAIRS HAS IT'S OWN GAS FIREPLACE AND SITTING ROOM WITH DECK AND THE REST OF UPSTAIRS HAS 5 PIECE BATH WITH HIS AND HERS WALK IN CLOSETS AND EXCERCISE ROOM OFF BATH. DOWNSTAIRS HAS REC ROOM THAT IS PRESENTLY A HOME THEATER WITH WALK OUT TO A 10.7X39.5 PATIO. WALLED BACKYARD; UPPER DECK HAS 3.8X25.8 DECK, & MORE!

10. 2013-01-17
    listed $185,000 553-char remark

    Show marketing remark (553 chars)

    WOW! NEED TO SEE INSIDE; BEAUTIFUL LVING ROOM WITH HALFMOON WINDOWS ON EITHER SIDE OF GAS FIREPLACE WITH PIKES PEAK SHOWCASED. KITCHEN WITH GLASSED BREAKFAST AREA AND LARGE DINING ROOM WITH PATIO DOORS TO DECK OUT SIDE; MASTER SUITE UPSTAIRS HAS IT'S OWN GAS FIREPLACE AND SITTING ROOM WITH DECK AND THE REST OF UPSTAIRS HAS 5 PIECE BATH WITH HIS AND HERS WALK IN CLOSETS AND EXCERCISE ROOM OFF BATH. DOWNSTAIRS HAS REC ROOM THAT IS PRESENTLY A HOME THEATER WITH WALK OUT TO A 10.7X39.5 PATIO. WALLED BACKYARD; UPPER DECK HAS 3.8X25.8 DECK, & MORE!

11. 2008-03-27
    listed $325,000

ⓘ 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: $2,158 · $180/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,277
• − Mortgage interest: −$10,363
• − Property taxes: −$2,158
• − Insurance: −$925
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,382
• Taxable loss: −$2,634
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $1,137/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: Fremont Re-2
• NCES district ID: 0803960
• Math proficiency: 25% ▲ 3.00%
• Reading proficiency: 39% ▼ -1.00%
• Median HH income: $42,196
• Composite: 27.06/100
• National rank: #7050
• State rank: #48 of 86 in CO

Livability — Florence

• Score: 59/100
• State rank: #277
• US rank: #20234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, CO
• Population (ZIP): 7,933

Population outlook (Fremont County) Hauer SSP2

• Today (2025): 46,291 people
• By 2030: 46,017 · -0.6%
• By 2040: 45,295 · -2.2%
• By 2050: 43,881 · -5.2%
• By 2075: 39,981 · -13.6%
• By 2100: 31,943 · -31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 18% Black 7% Two or more races 6% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 6% Cuban 1%
• Common ancestry: Lithuanian 3% Italian 2% Iranian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 6% Vietnamese 2%

Political lean MEDSL · Fremont

• 2024 margin: Solid R (+38.4) · D 29.6% · R 68.0% · Other 2.5%
• 2008→2024 swing: -9.2pp toward R · 2008: -29.2pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+39.7 2016: R+44.8 2012: R+31.8 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.54%
• Current HPI: 208.1501
• 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

-42.2% since first listed

11 events — show timeline

• 2023-08-26 Pending — PARMLS
• 2023-08-24 Delisted — PARMLS
• 2022-06-21 Delisted — PARMLS
• 2016-08-01 Sold (Public Records) $188,000 Public Records
• 2016-07-29 Sold (MLS) $188,000 RGAR
• 2016-04-29 Listed $189,900 RGAR
• 2013-12-02 Sold (Public Records) $180,000 Public Records
• 2013-12-02 Sold (MLS) $180,000 RGAR
• 2013-01-17 Listed $185,000 RGAR
• 2013-01-17 Listed $185,000 PARMLS
• 2008-03-27 Listed $325,000 PARMLS

Property tax history

+7.1%/yr

Latest (2025): $2,158 · +20.3% YoY. Source: county tax records.