641 S 7th Ave · Springfield, CO 81073

$69,000

2 bd · 1.0 ba · 924 sqft · Other · 15 Days on market

Built 1950 9,375 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
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Don't miss this opportunity to own a 2-bedroom, 1-bath home in a desirable neighborhood. While the property needs a little fixing up, it offers a fantastic chance to create the home you've always wanted. The spacious backyard provides plenty of room for gardening, entertaining, or future improvements, and includes two storage sheds for added convenience. Extra parking is located behind the property and is easily accessible from the alley. The property also includes a sprinkler system that may be repaired and returned to service if desired. A new gas line and sewer line has been installed recently. With solid bones, a great location, and endless possibilities, this fixer-upper is a rare find

Key facts

• Extra parking
• Spacious backyard
• Two storage sheds

Tags

• SPACIOUS BACKYARD
• TWO STORAGE SHEDS
• EXTRA PARKING
• SPRINKLER SYSTEM

Property features AI

Finance

• Other: Lot approximately 75 x 125 (0.215 acres); Zoned R (residential)
• HOA & community: No association amenities

Exterior

• Parking: No garage; Carport; Attached parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Above-grade living area reported
• Construction: Frame construction with wood siding and stone veneer; Composition roof; Built with standard foundation
• Exterior features: Garden; Covered patio and porch; Wood fencing; Shed(s)

Interior

• Kitchen: Dishwasher; Range/Oven; Disposal; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood; Wood; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Ceiling fans; Wall cooling units
• Interior features: Ceiling fans; Master bedroom on main level; Double-pane windows with wood frames; Gas-log fireplace in family room (1 fireplace)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $69k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#145 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Springfield School District No. Re-4 (rural): math 20% / reading 25% proficiency, ranked #149 of 176 in CO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 5 units permitted in Baca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $2k appreciation (3.0% local appreciation)).
• Baca County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $69k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $67,965 (1.5% below list)

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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 6.6

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: 23.5%
• Equity multiple: 2.33×
• Total profit: $25,787
• Equity at exit: $31,025

10-year hold

• IRR: 24.4%
• Equity multiple: 4.48×
• Total profit: $67,254
• Equity at exit: $47,814

Cash invested: $19,320 (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 81073

• Active inventory: 15
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $275

Break-even live

Break-even rent $527

Max offer price $69,000

Occupancy floor 64%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $69,000 Active 15 DOM
2. 2026-06-17
   price $69,000 Active 14 DOM
3. 2026-06-17
   days on market $77,500 Active 14 DOM
4. 2026-06-16
   days on market $77,500 Active 13 DOM
5. 2026-06-15
   days on market $77,500 Active 12 DOM
6. 2026-06-13
   days on market $77,500 Active 10 DOM
7. 2026-06-12
   days on market $77,500 Active 9 DOM
8. 2026-06-09
   days on market $77,500 Active 6 DOM
9. 2026-06-09
   remarks 699-char remark
10. 2026-06-08
    days on market $77,500 Active 5 DOM
11. 2026-06-07
    days on market $77,500 Active 4 DOM
12. 2026-06-07
    days on market $77,500 Active 3 DOM
13. 2026-06-04
    remarks 675-char remark
14. 2026-06-04
    listed $77,500 Active 1 DOM

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$70/yr (+$6/mo · 22.6%)

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

Taxation est. · year 1

• Rental income: $10,498
• − Mortgage interest: −$3,865
• − Property taxes: −$310
• − Insurance: −$345
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,007
• Taxable income: $2,292
• Est. tax owed @ 24.0%: −$550
• After-tax cash flow: $2,747/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: Springfield School District No. Re-4
• NCES district ID: 0806630
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $33,541
• Composite: 21.55/100
• National rank: #13620
• State rank: #149 of 176 in CO

Livability — Springfield

• Score: 66/100
• State rank: #145
• US rank: #12006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, CO
• Population (ZIP): 1,880

Population outlook (Baca County) Hauer SSP2

• Today (2025): 3,249 people
• By 2030: 3,053 · -6.0%
• By 2040: 2,691 · -17.2%
• By 2050: 2,362 · -27.3%
• By 2075: 1,812 · -44.2%
• By 2100: 1,263 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Baca

• 2024 margin: Solid R (+70.4) · D 13.7% · R 84.1% · Other 2.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -47.6pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+69.7 2016: R+68.2 2012: R+52.1 2008: R+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+93.8% since first listed

2 events — show timeline

• 2026-06-03 Listed $77,500 PARMLS
• 2022-12-08 Sold (Public Records) $40,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $310 · +196.9% YoY. Source: county tax records.