204 E Cranston Ave · Fowler, CO 81039

$90,000

1 bd · 1.0 ba · 2,450 sqft · SingleFamily public records · 73 Days on market

Built 1997 0.32 ac lot

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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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

BIG Business - Location Location! Average Daily Traffic (AADT): 3,000 to 19,000 vehicles per day. While specific, site-specific counts for 204 E Cranston are not directly displayed in public online maps, traffic on this segment of US-50 (W/ E Cranston Ave) within the town of Fowler generally ranges within 3,000 to 19,000 vehicles per day based on studies of the 1999–2022 period. Priced right! Assessors site: https://oteroco-search. gsacorp. io/parcel/000000101022

Key facts

• 0.32 acre lot
• Built 1997
• Listed 73 days

Property features AI

Finance

• Other: Lot roughly 140 x 100 (0.321 acre)
• Financial info: Property tax amount not included per instructions
• HOA & community: No association amenities

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residential; Zoning: R-2
• Construction: Block construction
• Exterior features: Flat rubber roof

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: Bedrooms not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: No built-in appliances listed; No fireplace
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($950 rent vs $90k).
• Recommended offer: $85k (6.0% 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) 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.

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.6%
• Equity multiple: 3.40×
• Total profit: $60,549
• Equity at exit: $81,079

10-year hold

• IRR: 26.5%
• Equity multiple: 7.71×
• Total profit: $169,187
• Equity at exit: $174,850

Cash invested: $25,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $181

Break-even live

Break-even rent $720

Max offer price $90,000

Occupancy floor 76%

Sensitivity live

Price	-10% $232	-5% $207	+0% $181	+5% $156	+10% $130
Rent	-10% $106	-5% $144	+0% $181	+5% $219	+10% $256
Rate	-1.0pp $227	-0.5pp $204	base $181	+0.5pp $158	+1.0pp $134

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $90,000 Active 73 DOM
2. 2026-06-18
   days on market $90,000 Active 71 DOM
3. 2026-06-17
   days on market $90,000 Active 70 DOM
4. 2026-06-16
   days on market $90,000 Active 69 DOM
5. 2026-06-15
   days on market $90,000 Active 68 DOM
6. 2026-06-13
   days on market $90,000 Active 66 DOM
7. 2026-06-12
   days on market $90,000 Active 65 DOM
8. 2026-06-09
   days on market $90,000 Active 62 DOM
9. 2026-06-08
   days on market $90,000 Active 61 DOM
10. 2026-06-07
    days on market $90,000 Active 60 DOM
11. 2026-06-05
    days on market $90,000 Active 58 DOM
12. 2026-06-04
    days on market $90,000 Active 56 DOM
13. 2026-06-02
    days on market $90,000 Active 55 DOM
14. 2026-06-01
    days on market $90,000 Active 54 DOM
15. 2026-05-31
    days on market $90,000 Active 53 DOM
16. 2026-05-31
    days on market $90,000 Active 52 DOM
17. 2026-04-09
    listed $90,000 Active
18. 2026-04-09
    listed $90,000 Active

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $715 · $60/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 5 d/yr ≥98°F today · 15 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: $11,399
• − Mortgage interest: −$5,041
• − Property taxes: −$715
• − Insurance: −$450
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$2,618
• Taxable income: $750
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $1,996/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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $90,000 PARMLS
• 2026-04-09 Listed $90,000 PARMLS

Property tax history

+3.1%/yr

Latest (2024): $715 · -0.6% YoY. Source: county tax records.