9087 S Pine Dr · Beulah Valley, CO 81023

$40,000

1 bd · None ba · 440 sqft · SingleFamily public records · 38 Days on market

Built 1925 9,583 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity to own property in the peaceful Beulah Valley! Located very close to the entrance of Pueblo Mountain Park; enjoy hiking trails, ball fields, picnic areas and playgrounds. Cabin is currently in need of repairs, but has been priced accordingly. DO NOT CLIMB STAIRS OR ATTEMPT TO ENTER CABIN - THE STAIRS & FLOOR ARE STRUCTURALLY COMPROMISED & UNSAFE. OWNER ASSUMES NO LIABILITY FOR ANYONE THAT DISREGARDS THIS WARNING!

Key facts

• Pueblo mountain park
• Playgrounds
• Beulah valley

Tags

• BEULAH VALLEY
• PUEBLO MOUNTAIN PARK
• HIKING TRAILS
• BALL FIELDS
• PICNIC AREAS
• PLAYGROUNDS

Property features AI

Finance

• Other: Zoning: A-3; Lot area about 0.22 acres; Directions: HWY 78 West to Beulah, left on Pine Dr; property on the right just before Pueblo Mountain Park entrance
• HOA & community: No association amenities

Exterior

• Parking: No garage
• Utilities: No water source specified; No sewer specified
• Home design: Single-family residential; Frame construction with shingle siding; Composition roof
• Construction: Built with frame and shingle siding
• Exterior features: Irregular lot; Patio/porch: none

Interior

• Bedrooms: One main-level bedroom
• Flooring: Wood flooring
• Heating & cooling: No heating; No cooling
• Interior features: Master bedroom on the main level; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($779 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.7% vs local median 1.2% in Beulah Valley — 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 58/100 on livability (#294 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing B+, cost of living B; Watch: health & safety C-, employment D+, crime F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Winds Elementary School (math 24% / reading 27%, grade F, #594 of 966 statewide, top 62%, 500 students, 47% FRL); Sky View Middle School (math 22% / reading 47%, grade F, #106 of 270 statewide, top 42%, 577 students, 41% FRL); Pueblo West High School (math 23% / reading 52%, grade F, #192 of 381 statewide, top 51%, 1,484 students, 40% FRL).
• Market conditions: 64 active listings in the ZIP; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.95% ✓
• Cap rate: 16.70%
• Cash-on-cash: 37.16%
• DSCR: 2.65
• GRM: 4.3

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: 48.1%
• Equity multiple: 4.61×
• Total profit: $40,380
• Equity at exit: $36,035

10-year hold

• IRR: 41.9%
• Equity multiple: 10.32×
• Total profit: $104,404
• Equity at exit: $77,711

Cash invested: $11,200 (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 81023

• Home prices YoY: 7.6%
• Active inventory: 64
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $779 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$17
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $291

Break-even live

Break-even rent $410

Max offer price $40,000

Occupancy floor 58%

Sensitivity live

Price	-10% $314	-5% $303	+0% $291	+5% $280	+10% $269
Rent	-10% $230	-5% $261	+0% $291	+5% $322	+10% $353
Rate	-1.0pp $311	-0.5pp $301	base $291	+0.5pp $281	+1.0pp $270

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $40,000 Pending 38 DOM
2. 2026-06-05
   days on market $40,000 Active 37 DOM
3. 2026-06-03
   days on market $40,000 Active 36 DOM
4. 2026-06-02
   days on market $40,000 Active 35 DOM
5. 2026-06-01
   days on market $40,000 Active 34 DOM
6. 2026-05-31
   days on market $40,000 Active 33 DOM
7. 2026-05-30
   days on market $40,000 Active 32 DOM
8. 2026-04-29
   listed $40,000 Active
9. 2020-03-02
   soldstatus $180,000

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $504 · $42/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 10 d/yr ≥86°F today · 29 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,346
• − Mortgage interest: −$2,241
• − Property taxes: −$504
• − Insurance: −$866
• − Repairs & maintenance: −$748
• − Management: −$748
• − Depreciation: −$1,164
• Taxable income: $3,076
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $2,758/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Beulah Valley

• Score: 58/100
• State rank: #294
• US rank: #20898

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beulah Valley, CO
• Population (ZIP): 1,568

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Cuban 4%
• Common ancestry: Scotch-Irish 4% Portuguese 4% Slovak 3%
• Foreign-born: 2%
• Languages at home: 96% English-only · Russian/Polish/Slavic 3% German/W. Germanic 1%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.23%
• Current HPI: 314.2752
• 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

-77.8% since first listed

2 events — show timeline

• 2026-04-29 Listed $40,000 PARMLS
• 2020-03-02 Sold (Public Records) $180,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $504 · +66.9% YoY. Source: county tax records.