103 S Goff St · Eads, CO 81036

$200,000

3 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 33 Days on market

Built 2000 $93/sqft · 32% above area Est $152k · 32% over ↓ 20% since listing

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Why this score? — see what drove the F 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).

• Appreciation +8.9/10.0
• Cash flow +7.8/30.0
• Schools +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This immaculately maintained home has two newly remodeled/updated bathrooms, hardwood floors, and newly installed LVP flooring in the kitchen. A new sewer line was installed in March 2026, which carries a one-year warranty. The property has a sprinkler system. This family home is aggressively priced to sell by the owner.

Key facts

• Sprinkler system
• New sewer line
• Built 2000

Tags

• NEWLY REMODELED BATHROOMS
• NEWLY INSTALLED LVP FLOORING
• NEW SEWER LINE
• SPRINKLER SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (36.2% below list).
• Recommended offer: $128k (36.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#224 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, crime F, amenities F.
• Kiowa County School District No. Re-1 (rural): math 65% / reading 65% proficiency, ranked #4 of 176 in CO (top 2%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 4 units permitted in Kiowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (7.8% local appreciation)).
• Kiowa County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 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 $127,676 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.72%
• DSCR: 0.79
• GRM: 13.1

CMA / ARV

• ARV (median comp): $151,784
• List price: $200,000
• Delta: 64.71%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1008 Maine St	0.38mi	4/3.0 (+1)	2,000 (-7%)	7mo	$223,000	$112	55
309 W 13th St	0.34mi	2/2.0 (-1)	1,926 (-11%)	10mo	$22,100	$11	53
1000 Luther St	0.49mi	3/2.0	1,872 (-13%)	18mo	$85,000	$45	40
1003 Wansted	0.51mi	4/1.0 (+1)	1,860 (-14%)	8mo	$147,000	$79	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 2.16×
• Total profit: $65,040
• Equity at exit: $148,499

10-year hold

• IRR: 15.4%
• Equity multiple: 4.55×
• Total profit: $198,912
• Equity at exit: $291,540

Cash invested: $56,000 (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 81036

• Home prices YoY: 2.7%
• Active inventory: 10
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-220

Break-even live

Break-even rent $1,556

Max offer price $161,075

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-164	+0% $-220	+5% $-277	+10% $-334
Rent	-10% $-321	-5% $-271	+0% $-220	+5% $-170	+10% $-119
Rate	-1.0pp $-120	-0.5pp $-169	base $-220	+0.5pp $-272	+1.0pp $-325

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $200,000 Active 33 DOM
2. 2026-06-18
   days on market $200,000 Active 31 DOM
3. 2026-06-17
   days on market $200,000 Active 30 DOM
4. 2026-06-16
   days on market $200,000 Active 29 DOM
5. 2026-06-15
   days on market $200,000 Active 28 DOM
6. 2026-06-13
   days on market $200,000 Active 26 DOM
7. 2026-06-12
   days on market $200,000 Active 25 DOM
8. 2026-06-09
   days on market $200,000 Active 22 DOM
9. 2026-06-08
   days on market $200,000 Active 21 DOM
10. 2026-06-07
    days on market $200,000 Active 20 DOM
11. 2026-06-04
    days on market $200,000 Active 16 DOM
12. 2026-06-02
    days on market $200,000 Active 15 DOM
13. 2026-06-01
    days on market $200,000 Active 14 DOM
14. 2026-05-31
    days on market $200,000 Active 13 DOM
15. 2026-05-31
    days on market $200,000 Active 12 DOM
16. 2026-05-19
    listed $200,000 Active 322-char remark

    Show marketing remark (322 chars)

    This immaculately maintained home has two newly remodeled/updated bathrooms, hardwood floors, and newly installed LVP flooring in the kitchen. A new sewer line was installed in March 2026, which carries a one-year warranty. The property has a sprinkler system. This family home is aggressively priced to sell by the owner.

17. 2026-04-28
    status Active
18. 2026-04-17
    historical Active Under Contract
19. 2025-07-26
    status Active
20. 2025-07-21
    historical Active Under Contract
21. 2025-07-17
    status Active
22. 2025-05-19
    listed $250,000 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: $1,162 · $97/mo
• Projected year-2 tax: $1,162 · $97/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: $15,321
• − Mortgage interest: −$11,203
• − Property taxes: −$1,162
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$5,818
• Taxable loss: −$6,313
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $-1,129/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: Kiowa County School District No. Re-1
• NCES district ID: 0803510
• Math proficiency: 65% ▲ 5.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $40,143
• Composite: 55.69/100
• National rank: #2627
• State rank: #4 of 176 in CO

Livability — Eads

• Score: 61/100
• State rank: #224
• US rank: #18160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eads, CO
• Population (ZIP): 994

Population outlook (Kiowa County) Hauer SSP2

• Today (2025): 1,417 people
• By 2030: 1,405 · -0.8%
• By 2040: 1,355 · -4.4%
• By 2050: 1,304 · -8.0%
• By 2075: 1,250 · -11.8%
• By 2100: 1,131 · -20.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Lithuanian 2% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Kiowa

• 2024 margin: Solid R (+74.4) · D 11.8% · R 86.2% · Other 2.0%
• 2008→2024 swing: -19.0pp toward R · 2008: -55.4pp · 2024: -74.4pp
• All cycles: 2024: R+74.4 2020: R+77.2 2016: R+74.4 2012: R+68.1 2008: R+55.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.75%
• Current HPI: 290.6086
• 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

-20.0% since first listed

7 events — show timeline

• 2026-05-19 Listed $200,000 FSBO.com
• 2026-04-28 Relisted — PARMLS
• 2026-04-17 Contingent — PARMLS
• 2025-07-26 Relisted — PARMLS
• 2025-07-21 Contingent — PARMLS
• 2025-07-17 Relisted — PARMLS
• 2025-05-19 Listed $250,000 PARMLS

Property tax history

+12.2%/yr

Latest (2025): $1,162 · +254.1% YoY. Source: county tax records.