6181 Colorado 71 · Ordway, CO 81063

$175,000

5 bd · 1.0 ba · 2,025 sqft · Other · 40 Days on market

Built 1990 Poor condition

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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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Appreciation +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0

Listing remarks

This house has 5 bedroom, 1 bath with the potential for a second bathroom. There is a walk in pantry, laundry room, a living room, a dinning room, a formal living room. with an extra room that could be used as a game room or craft room. There is 3 acres, a large barn/shop, one big animal pen with Lean to, and one small pen with lean to. The whole property is fences with a gate at the entries. This is a great property for the person interested in a diy with the opportunity to put your own interest into the charm of this place.

Key facts

• Laundry room
• Living room
• Extra room

Tags

• WALK IN PANTRY
• LAUNDRY ROOM
• LIVING ROOM
• DINING ROOM
• FORMAL LIVING ROOM
• EXTRA ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $175k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2 ($28/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 $153k (12.4% below list).
• Recommended offer: $153k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#233 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Crowley County School District No. Re-1-J (rural): math 16% / reading 28% proficiency, ranked #150 of 176 in CO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crowley County Elementary K-6 (math 15% / reading 37%, grade F, #581 of 966 statewide, top 61%, 191 students, 65% FRL); Crowley County Elementary K-6 (math 15% / reading 37%, grade F, #581 of 966 statewide, top 61%, 191 students, 65% FRL); Crowley County Junior And Senior High School (math 15% / reading 32%, grade F, #304 of 381 statewide, top 80%, 188 students, 62% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Crowley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crowley County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Recommended offer $153,385 (12.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.88% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.06%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.51×
• Total profit: $-23,931
• Equity at exit: $30,618

10-year hold

• IRR: -4.7%
• Equity multiple: 0.66×
• Total profit: $-16,840
• Equity at exit: $23,019

Cash invested: $49,000 (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 81063

• Home prices YoY: -1.1%
• Active inventory: 29
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $2

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 95%

Sensitivity live

Price	-10% $123	-5% $63	+0% $2	+5% $-58	+10% $-119
Rent	-10% $-119	-5% $-58	+0% $2	+5% $63	+10% $124
Rate	-1.0pp $90	-0.5pp $47	base $2	+0.5pp $-43	+1.0pp $-89

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $175,000 Active 40 DOM
2. 2026-06-19
   days on market $175,000 Active 38 DOM
3. 2026-06-18
   days on market $175,000 Active 37 DOM
4. 2026-06-17
   days on market $175,000 Active 36 DOM
5. 2026-06-16
   pricedays on market $175,000 Active 35 DOM
6. 2026-06-15
   days on market $200,000 Active 34 DOM
7. 2026-06-13
   days on market $200,000 Active 32 DOM
8. 2026-06-12
   days on market $200,000 Active 31 DOM
9. 2026-06-09
   days on market $200,000 Active 28 DOM
10. 2026-06-08
    days on market $200,000 Active 27 DOM
11. 2026-06-07
    days on market $200,000 Active 26 DOM
12. 2026-06-04
    days on market $200,000 Active 22 DOM
13. 2026-06-02
    days on market $200,000 Active 21 DOM
14. 2026-06-01
    days on market $200,000 Active 20 DOM
15. 2026-05-31
    days on market $200,000 Active 19 DOM
16. 2026-05-31
    days on market $200,000 Active 18 DOM
17. 2026-05-12
    listed $200,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,406
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,091
• Taxable loss: −$2,932
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $732/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to its roof, exterior, flooring, interior walls, and systems. Significant investment is needed to bring the property up to a livable condition.

Repairs flagged

• Major roof — No visible roof in the image.
• Major exterior — No visible exterior in the image.
• Major flooring — No visible flooring in the image.
• Major interior walls/paint — No visible interior walls/paint in the image.
• Major systems — No visible systems in the image.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality.
• Both exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal and increase the home's value.
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality.
• Both interior painting and repairs — Fresh paint and repairs to interior walls would improve the home's appearance and functionality.
• Both system upgrades — Upgrading the HVAC and other systems would improve the home's comfort and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the image.	Major	$15,000–50,000
exterior · No visible exterior in the image.	Major	$15,000–50,000
flooring · No visible flooring in the image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the image.	Major	$15,000–50,000
systems · No visible systems in the image.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and functionality. ↑
• Both exterior painting and siding repair — A fresh coat of paint and repairs to the siding would enhance curb appeal and increase the home's value. ↑
• Both flooring replacement — New flooring would improve the home's aesthetic and functionality. ↑
• Both interior painting and repairs — Fresh paint and repairs to interior walls would improve the home's appearance and functionality. ↑
• Both system upgrades — Upgrading the HVAC and other systems would improve the home's comfort and energy efficiency, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Crowley County School District No. Re-1-J
• NCES district ID: 0803210
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,031
• Composite: 21.28/100
• National rank: #13663
• State rank: #150 of 176 in CO

Livability — Ordway

• Score: 61/100
• State rank: #233
• US rank: #18425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,060

Population outlook (Crowley County) Hauer SSP2

• Today (2025): 5,612 people
• By 2030: 5,725 · +2.0%
• By 2040: 6,092 · +8.6%
• By 2050: 6,391 · +13.9%
• By 2075: 6,250 · +11.4%
• By 2100: 5,349 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 18% Black 7% Native American 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 3% Portuguese 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Crowley

• 2024 margin: Solid R (+47.4) · D 24.7% · R 72.2% · Other 3.1%
• 2008→2024 swing: -20.2pp toward R · 2008: -27.2pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+47.7 2016: R+48.5 2012: R+25.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.42%
• Current HPI: 211.1097
• 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

1 event — show timeline

• 2026-05-12 Listed $200,000 FSBO.com