118 Vista Dr · Westcliffe, CO 81252

$268,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 5 Days on market

Built 1959 10,000 sqft lot Est $213k · 26% over

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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).

• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Single-family home in a quiet area of Westcliffe with open mountain views and easy access to town. The house has a simple, functional layout and has been maintained. Plumbing includes drains that allow for easy winterization, which is useful for seasonal use or leaving the home vacant in winter. Heating is a propane furnace with a wood stove as supplemental heat. Water is supplied by a private well. The propane tank is owned, not leased. No HOA. Works as a full-time residence, part-time mountain home, or short/long-term rental opportunity. Showing is available to serious buyers.

Key facts

• Open mountain views
• Easy access to town
• Private well

Tags

• OPEN MOUNTAIN VIEWS
• EASY ACCESS TO TOWN
• PRIVATE WELL
• OWNED PROPANE TANK
• NO HOA

Property features AI

Finance

• Other: No additional financial or community details provided
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: House
• Construction: Construction details not provided
• Exterior features: 10,000 sq ft lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom details not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details provided
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $268k.

Deal economics

• At list price, monthly cash flow is $48 ($572/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 $210k (21.7% below list).
• Recommended offer: $210k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.4% in Westcliffe — 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 73/100 on livability (#48 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: schools C-, employment C-, crime F.
• Custer County School District Consolidate 1 (rural): math 30% / reading 50% proficiency, ranked #55 of 176 in CO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 281 active listings in the ZIP; 117 units permitted in Custer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 16y ago 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,909 (21.7% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $212,625
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Coyote St	0.21mi	3/1.0 (+1)	1,136 (+1%)	20mo	$215,000	$189	67
30 Coyote St	0.22mi	3/1.0 (+1)	1,136 (+1%)	20mo	$215,000	$189	66

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-40,507
• Equity at exit: $39,960

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-31,837
• Equity at exit: $23,172

Cash invested: $75,040 (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 81252

• Home prices YoY: -11.3%
• Active inventory: 281
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,099 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$94 /mo · $1,122/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $48

Break-even live

Break-even rent $2,039

Max offer price $268,000

Occupancy floor 93%

Sensitivity live

Price	-10% $199	-5% $124	+0% $48	+5% $-28	+10% $-104
Rent	-10% $-118	-5% $-35	+0% $48	+5% $131	+10% $214
Rate	-1.0pp $183	-0.5pp $116	base $48	+0.5pp $-22	+1.0pp $-92

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-03-30
   soldstatus $258,000
2. 2026-02-08
   historical Under Contract
3. 2026-02-03
   listed $268,000 Active
4. 2025-08-12
   listed $279,000 Active
5. 2022-06-22
   soldstatus $225,000
6. 2017-03-28
   soldstatus $130,000
7. 2017-03-27
   soldstatus $130,000
8. 2017-03-27
   soldstatus $130,000
9. 2017-03-27
   soldstatus $130,000
10. 2017-01-28
    listed $139,900
11. 2017-01-27
    listed $139,900
12. 2017-01-26
    listed $139,900
13. 2016-04-27
    soldstatus $110,000
14. 2015-10-03
    listed $115,000
15. 2015-04-14
    historical
16. 2015-04-14
    historical
17. 2013-04-18
    listed $116,900
18. 2012-07-04
    listed $116,900
19. 2012-04-14
    listed $116,900
20. 2012-04-14
    historical
21. 2010-04-23
    listed $126,900
22. 2010-04-14
    listed $126,900

ⓘ 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: $1,122 · $94/mo
• Projected year-2 tax: $1,474 · $123/mo
• Expected delta: +$352/yr (+$29/mo · 31.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥84°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,189
• − Mortgage interest: −$15,012
• − Property taxes: −$1,122
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$7,796
• Taxable loss: −$4,112
• Est. tax savings @ 24.0%: +$987
• After-tax cash flow: $1,559/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: Custer County School District Consolidate 1
• NCES district ID: 0807200
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $38,757
• Composite: 35.81/100
• National rank: #9620
• State rank: #55 of 176 in CO

Livability — Westcliffe

• Score: 73/100
• State rank: #48
• US rank: #5160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,413

Population outlook (Custer County) Hauer SSP2

• Today (2025): 4,686 people
• By 2030: 4,760 · +1.6%
• By 2040: 4,743 · +1.2%
• By 2050: 4,667 · -0.4%
• By 2075: 4,702 · +0.3%
• By 2100: 4,569 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+36.1) · D 30.7% · R 66.8% · Other 2.5%
• 2008→2024 swing: -7.2pp toward R · 2008: -28.9pp · 2024: -36.1pp
• All cycles: 2024: R+36.1 2020: R+37.5 2016: R+41.2 2012: R+33.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.35%
• Current HPI: 252.8606
• 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

+103.3% since first listed

22 events — show timeline

• 2026-03-30 Sold (Public Records) $258,000 Public Records
• 2026-02-08 Contingent — ForSaleByOwner.com
• 2026-02-03 Listed $268,000 ForSaleByOwner.com
• 2025-08-12 Listed $279,000 PARMLS
• 2022-06-22 Sold (Public Records) $225,000 Public Records
• 2017-03-28 Sold (Public Records) $130,000 Public Records
• 2017-03-27 Sold (MLS) $130,000 RGAR
• 2017-03-27 Sold (MLS) $130,000 REColorado as Distributed by MLS Grid
• 2017-03-27 Sold (MLS) $130,000 PARMLS
• 2017-01-28 Listed $139,900 PARMLS
• 2017-01-27 Listed $139,900 REColorado as Distributed by MLS Grid
• 2017-01-26 Listed $139,900 RGAR
• 2016-04-27 Sold (MLS) $110,000 REColorado as Distributed by MLS Grid
• 2015-10-03 Listed $115,000 REColorado as Distributed by MLS Grid
• 2015-04-14 Listing Removed — REColorado as Distributed by MLS Grid
• 2015-04-14 Listing Removed — REColorado as Distributed by MLS Grid
• 2013-04-18 Listed $116,900 REColorado as Distributed by MLS Grid
• 2012-07-04 Listed $116,900 PARMLS
• 2012-04-14 Listing Removed — REColorado as Distributed by MLS Grid
• 2012-04-14 Listed $116,900 REColorado as Distributed by MLS Grid
• 2010-04-23 Listed $126,900 PARMLS
• 2010-04-14 Listed $126,900 REColorado as Distributed by MLS Grid

Property tax history

+10.0%/yr

Latest (2025): $1,122 · +24.1% YoY. Source: county tax records.