1108 4th St · Las Animas, CO 81054

$130,000

8 bd · 3.0 ba · 2,690 sqft · SingleFamily public records · 5 Days on market

Built 1930 7,050 sqft lot

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Why this score? — see what drove the C 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 +25.0/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Two Properties. Two Parcels. One Big Opportunity. This is the kind of deal investors and project buyers look for — two homes on two separate parcels sold together, offering serious upside for the right buyer. Located on a corner lot in Las Animas with alley access, the package includes a spacious main home and a secondary cottage, plus a detached garage. The primary residence was originally built as a duplex and has since been converted into a single-family home with 7 bedrooms and 3 bathrooms (2 full, 1 three-quarter). The bones are there to bring it back to a duplex — making it a natural fit for a rental income play or a house-hack scenario. The second home is a 575 sq ft, 2-b

Key facts

• Alley access
• Rental income play
• Corner lot

Tags

• CORNER LOT
• ALLEY ACCESS
• DETACHED GARAGE
• DUPLEX CONVERSION POTENTIAL
• RENTAL INCOME PLAY
• IMMEDIATE RENTAL POTENTIAL

Property features AI

Finance

• Other: Zoned SFR
• HOA & community: No association amenities

Exterior

• Parking: Detached garage; Four garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Located on a corner parcel
• Construction: Frame construction; Composition roof
• Exterior features: Corner lot; Irregular lot

Interior

• Kitchen: No appliances reported
• Bedrooms: Seven bedrooms on the main level
• Flooring: Tile flooring; Laminate flooring
• Bathrooms: Three full bathrooms total; Two bathrooms on the main level
• Heating & cooling: Forced air heating
• Interior features: Master bedroom located on the main level; No fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.9% vs local median 5.4% in Las Animas — 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 70/100 on livability (#89 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety C-, schools D-, amenities F.
• Las Animas School District No. Re-1 (town): math 14% / reading 30% proficiency, ranked #76 of 86 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 6 units permitted in Bent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bent County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $130k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.06% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.9

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,088
• Equity at exit: $19,383

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $20,360
• Equity at exit: $11,240

Cash invested: $36,400 (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 81054

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $283

Break-even live

Break-even rent $1,020

Max offer price $130,000

Occupancy floor 74%

Sensitivity live

Price	-10% $356	-5% $320	+0% $283	+5% $246	+10% $209
Rent	-10% $174	-5% $228	+0% $283	+5% $337	+10% $392
Rate	-1.0pp $348	-0.5pp $316	base $283	+0.5pp $249	+1.0pp $215

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $130,000 Active 5 DOM
2. 2026-06-18
   days on market $130,000 Active 3 DOM
3. 2026-06-17
   days on market $130,000 Active 2 DOM
4. 2026-06-16
   days on marketlisting id $130,000 Active 1 DOM
5. 2026-06-15
   days on market $130,000 Active 4 DOM
6. 2026-06-13
   days on market $130,000 Active 2 DOM
7. 2026-06-12
   remarks 687-char remark
8. 2026-06-12
   listed $130,000 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: $834 · $70/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,530
• − Mortgage interest: −$7,282
• − Property taxes: −$834
• − Insurance: −$650
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,782
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $3,073/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: Las Animas School District No. Re-1
• NCES district ID: 0805250
• Math proficiency: 14% ▲ 3.00%
• Reading proficiency: 30% ▲ 8.00%
• Median HH income: $33,597
• Composite: 17.94/100
• National rank: #8993
• State rank: #76 of 86 in CO

Livability — Las Animas

• Score: 70/100
• State rank: #89
• US rank: #7896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Animas, CO
• Population (ZIP): 4,760

Population outlook (Bent County) Hauer SSP2

• Today (2025): 5,223 people
• By 2030: 4,985 · -4.6%
• By 2040: 4,592 · -12.1%
• By 2050: 4,207 · -19.5%
• By 2075: 3,216 · -38.4%
• By 2100: 2,347 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 35% Two or more races 15% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Bent

• 2024 margin: Solid R (+38.9) · D 29.5% · R 68.3% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.5pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+33.9 2016: R+30.9 2012: R+14.6 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.76%
• Current HPI: 218.1482
• 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

+271.4% since first listed

3 events — show timeline

• 2026-06-11 Listed $130,000 PARMLS
• 1989-10-03 Sold (Public Records) $35,000 Public Records
• 1989-09-28 Sold (Public Records) $35,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $834 · +132.4% YoY. Source: county tax records.