524 Iowa · Sugar City, CO 81076

$62,550

3 bd · 1.0 ba · 620 sqft · SingleFamily public records · 9 Days on market

Built 1950 7,013 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +3.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

Key facts

• Spacious lot
• Wide-open views
• 7,013 sq ft lot

Tags

• SPACIOUS LOT
• WIDE-OPEN VIEWS

Property features AI

Exterior

• Utilities: Electricity connected; Natural gas connected; Public sewer
• Home design: Single-family house; One story; Unattached property; Individual ownership
• Construction: Frame construction; Composition roof; Built as a house with 620 total building area (620 above-grade finished)
• Exterior features: Partial fencing; 7,000 sq ft lot (about 0.16 acre)

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 14)
• Bedrooms: 1 bedroom on the main level (approx. 10 x 18)
• Bathrooms: 1 full bathroom on the main level (approx. 7 x 9)
• Heating & cooling: Radiant heating
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $63k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).

Location & tenants

• Location reads 51/100 on livability (#396 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime F, amenities 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 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: 6 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 (-3.0%/yr); year-one equity from $432 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,550

Questions for the listing agent

1. Built in 1950 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.62% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.33%
• DSCR: 2.30
• GRM: 5.1

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $17,104
• Equity at exit: $9,326

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $49,914
• Equity at exit: $5,408

Cash invested: $17,514 (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 81076

• Home prices YoY: -1.8%
• Active inventory: 6
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $428

Break-even live

Break-even rent $473

Max offer price $62,550

Occupancy floor 53%

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: $15,638
• Closing costs: $1,876
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $62,550 Active 9 DOM
2. 2026-06-18
   days on market $62,550 Active 8 DOM
3. 2026-06-17
   days on market $62,550 Active 7 DOM
4. 2026-06-16
   days on market $62,550 Active 6 DOM
5. 2026-06-15
   days on market $62,550 Active 5 DOM
6. 2026-06-13
   days on market $62,550 Active 3 DOM
7. 2026-06-12
   days on marketlisting id $62,550 Active 2 DOM
8. 2026-05-24
   price $62,550 606-char remark

   Show marketing remark (606 chars)

   Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

9. 2026-05-23
   price $62,550 439-char remark

   Show marketing remark (439 chars)

   Discover this charming one-bedroom cottage on a large corner lot with a newer roof and open pasture views. This location offers many days of clear blue skies, beautiful sunrises, and starry nights. The warm, inviting interior boasts of a spacious living room and vintage kitchen full of character. Move-in-ready. Located in the small friendly community of Sugar City, just minutes from Lake Meredith and Lake Henry for fishing and boating.

10. 2026-05-23
    price $62,550

    Show marketing remark (439 chars)

    Discover this charming one-bedroom cottage on a large corner lot with a newer roof and open pasture views. This location offers many days of clear blue skies, beautiful sunrises, and starry nights. The warm, inviting interior boasts of a spacious living room and vintage kitchen full of character. Move-in-ready. Located in the small friendly community of Sugar City, just minutes from Lake Meredith and Lake Henry for fishing and boating.

11. 2026-05-23
    price $62,550

    Show marketing remark (439 chars)

    Discover this charming one-bedroom cottage on a large corner lot with a newer roof and open pasture views. This location offers many days of clear blue skies, beautiful sunrises, and starry nights. The warm, inviting interior boasts of a spacious living room and vintage kitchen full of character. Move-in-ready. Located in the small friendly community of Sugar City, just minutes from Lake Meredith and Lake Henry for fishing and boating.

12. 2026-05-21
    listed $69,950 Active 439-char remark

    Show marketing remark (439 chars)

    Discover this charming one-bedroom cottage on a large corner lot with a newer roof and open pasture views. This location offers many days of clear blue skies, beautiful sunrises, and starry nights. The warm, inviting interior boasts of a spacious living room and vintage kitchen full of character. Move-in-ready. Located in the small friendly community of Sugar City, just minutes from Lake Meredith and Lake Henry for fishing and boating.

13. 2026-04-18
    price $65,950 606-char remark

    Show marketing remark (606 chars)

    Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

14. 2026-03-05
    price $69,950

    Show marketing remark (606 chars)

    Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

15. 2026-03-05
    price $69,950

    Show marketing remark (606 chars)

    Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

16. 2026-03-05
    price $69,950 606-char remark

    Show marketing remark (606 chars)

    Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

17. 2026-03-01
    listed $71,990 Active
18. 2026-03-01
    listed $71,990 Active
19. 2026-01-21
    listed $71,990 Active 606-char remark

    Show marketing remark (606 chars)

    Try and find a nice livable home for this price. Great for anyone needing a home and discerning great value. Discover this charming one-bedroom cottage on a large corner lot with a new roof and open pasture views. Enjoy peaceful small-town living with wide skies, beautiful sunrises, and starry nights. Warm, inviting interior with a spacious living room and vintage kitchen full of character. Move-in-ready with opportunity to update over time. Located in the friendly community of Sugar City, just minutes from Lake Meredith. Ideal as a full-time home, weekend getaway, or personal retreat. See it today!

20. 2022-08-30
    soldstatus $48,000
21. 2003-08-29
    soldstatus $15,000

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: +$105/yr (+$9/mo · 43.9%)

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

Taxation est. · year 1

• Rental income: $12,183
• − Mortgage interest: −$3,504
• − Property taxes: −$239
• − Insurance: −$313
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$1,820
• Taxable income: $4,358
• Est. tax owed @ 24.0%: −$1,046
• After-tax cash flow: $4,090/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: 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 — Sugar City

• Score: 51/100
• State rank: #396
• US rank: #25381

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar City, CO
• Population (ZIP): 618

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 33% Two or more races 14%
• Hispanic origin (detail): Mexican 23%
• Common ancestry: Scotch-Irish 5% Portuguese 2% Danish 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -3.19%
• Current HPI: 175.3715
• 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

+317.0% since first listed

14 events — show timeline

• 2026-05-24 Price Changed $62,550 PARMLS
• 2026-05-23 Price Changed $62,550 elevateMLS
• 2026-05-23 Price Changed $62,550 IRES
• 2026-05-23 Price Changed $62,550 REColorado as Distributed by MLS Grid
• 2026-05-21 Listed $69,950 elevateMLS
• 2026-04-18 Price Changed $65,950 PARMLS
• 2026-03-05 Price Changed $69,950 IRES
• 2026-03-05 Price Changed $69,950 REColorado as Distributed by MLS Grid
• 2026-03-05 Price Changed $69,950 PARMLS
• 2026-03-01 Listed $71,990 REColorado as Distributed by MLS Grid
• 2026-03-01 Listed $71,990 IRES
• 2026-01-21 Listed $71,990 PARMLS
• 2022-08-30 Sold (Public Records) $48,000 Public Records
• 2003-08-29 Sold (Public Records) $15,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $239 · +162.4% YoY. Source: county tax records.