420 E 2nd St · Julesburg, CO 80737

$55,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 283 Days on market

Built 1912 0.32 ac 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers a rare chance to create your dream home or investment project. Situated on two spacious lots, this corner-lot fixer-upper has a partially started structure and comes with additional building materials on site, giving you a head start on construction. The dual lots provide ample space for expansion, outdoor projects, or landscaping ideas. Ideal for the handy buyer or developer seeking a property with strong growth possibilities. Don't miss the opportunity to transform this property into something truly special! All construction materials located on sight, building materials located inside horse trailer and shipping container located on lot @ 406 E 2nd St, Julesburg. This property is being sold in "As Is" condition, with all faults. Buyer acknowledges and accepts that buyer is purchasing the property in its current condition and without any representations, guarantees, or warranties from seller, either expressed or implied, as to suitability or condition.

Key facts

• Two spacious lots
• 0.32 acre lot
• Built 1912

Tags

• TWO SPACIOUS LOTS
• CORNER-LOT FIXER-UPPER
• PARTIALLY STARTED STRUCTURE
• AMPLE SPACE FOR EXPANSION

Property features AI

Finance

• Other: Lot size approximately 0.32 acres

Exterior

• Utilities: Electricity connected (110V); Natural gas available; Public sewer
• Home design: Single-family residence (residential); One level; Fixer condition; Property is unattached; Individual ownership
• Construction: Frame, wood siding and metal siding construction; Metal roof; Concrete perimeter foundation; Built as a house
• Exterior features: Gravel road frontage on a public, publicly maintained road; Public water

Interior

• Kitchen: Kitchen (unfinished)
• Bedrooms: 2 bedrooms total — 1 on the main level, 1 in the basement
• Bathrooms: 2 full bathrooms — 1 on the main level, 1 in the basement
• Heating & cooling: Electric heating
• Interior features: Basement present (unfinished); Multiple unfinished rooms
• Laundry & utility: Utility room (unfinished, located in the basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($807 rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#32 in CO, #3,971 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D-, commute F, employment F.
• Julesburg School District No. Re1 (rural): math 15% / reading 50% proficiency, ranked #91 of 176 in CO (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Julesburg Elementary School (math 24% / reading 24%, grade F, #606 of 966 statewide, top 65%, 124 students, 58% FRL); Julesburg High School (math 24% / reading 75%, grade D+, #97 of 381 statewide, top 30%, 108 students, 41% FRL).
• Market conditions: 18 active listings in the ZIP; 3 units permitted in Sedgwick County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sedgwick County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 283 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 283 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 12.51%
• Cash-on-cash: 22.21%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $27,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 E 4th St	0.15mi	2/1.0	576 (+11%)	5mo	$30,000	$52	71

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: 15.0%
• Equity multiple: 1.60×
• Total profit: $9,234
• Equity at exit: $8,201

10-year hold

• IRR: 23.7%
• Equity multiple: 3.04×
• Total profit: $31,394
• Equity at exit: $4,755

Cash invested: $15,400 (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 80737

• Home prices YoY: -8.0%
• Active inventory: 18
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $285

Break-even live

Break-even rent $446

Max offer price $55,000

Occupancy floor 60%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 283 DOM
2. 2026-06-17
   days on market $55,000 Active 282 DOM
3. 2026-06-16
   days on market $55,000 Active 281 DOM
4. 2026-06-15
   days on market $55,000 Active 280 DOM
5. 2026-06-13
   days on market $55,000 Active 278 DOM
6. 2026-06-12
   days on market $55,000 Active 277 DOM
7. 2026-06-09
   days on market $55,000 Active 274 DOM
8. 2026-06-08
   days on market $55,000 Active 273 DOM
9. 2026-06-07
   days on market $55,000 Active 272 DOM
10. 2026-06-05
    days on market $55,000 Active 270 DOM
11. 2026-06-04
    days on market $55,000 Active 268 DOM
12. 2026-06-02
    days on market $55,000 Active 267 DOM
13. 2026-06-01
    days on market $55,000 Active 266 DOM
14. 2026-05-31
    days on market $55,000 Active 265 DOM
15. 2026-05-31
    days on market $55,000 Active 264 DOM
16. 2025-09-08
    listed $55,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    This property offers a rare chance to create your dream home or investment project. Situated on two spacious lots, this corner-lot fixer-upper has a partially started structure and comes with additional building materials on site, giving you a head start on construction. The dual lots provide ample space for expansion, outdoor projects, or landscaping ideas. Ideal for the handy buyer or developer seeking a property with strong growth possibilities. Don't miss the opportunity to transform this property into something truly special! All construction materials located on sight, building materials located inside horse trailer and shipping container located on lot @ 406 E 2nd St, Julesburg. This property is being sold in "As Is" condition, with all faults. Buyer acknowledges and accepts that buyer is purchasing the property in its current condition and without any representations, guarantees, or warranties from seller, either expressed or implied, as to suitability or condition.

17. 2025-09-08
    listed $55,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    This property offers a rare chance to create your dream home or investment project. Situated on two spacious lots, this corner-lot fixer-upper has a partially started structure and comes with additional building materials on site, giving you a head start on construction. The dual lots provide ample space for expansion, outdoor projects, or landscaping ideas. Ideal for the handy buyer or developer seeking a property with strong growth possibilities. Don't miss the opportunity to transform this property into something truly special! All construction materials located on sight, building materials located inside horse trailer and shipping container located on lot @ 406 E 2nd St, Julesburg. This property is being sold in "As Is" condition, with all faults. Buyer acknowledges and accepts that buyer is purchasing the property in its current condition and without any representations, guarantees, or warranties from seller, either expressed or implied, as to suitability or condition.

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $490 · $41/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 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: $9,679
• − Mortgage interest: −$3,081
• − Property taxes: −$490
• − Insurance: −$275
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$1,600
• Taxable income: $2,684
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $2,776/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: Julesburg School District No. Re1
• NCES district ID: 0804860
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 50% ▲ 20.00%
• Median HH income: $42,807
• Composite: 30.25/100
• National rank: #11565
• State rank: #91 of 176 in CO

Livability — Julesburg

• Score: 75/100
• State rank: #32
• US rank: #3971

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Julesburg, CO
• Population (ZIP): 1,541

Population outlook (Sedgwick County) Hauer SSP2

• Today (2025): 2,399 people
• By 2030: 2,405 · +0.3%
• By 2040: 2,459 · +2.5%
• By 2050: 2,602 · +8.5%
• By 2075: 3,101 · +29.3%
• By 2100: 3,488 · +45.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 16% Two or more races 5% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Iranian 5% Lithuanian 3% Portuguese 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 91% English-only · Spanish 7% French/Haitian/Cajun 2% Chinese 1%

Political lean MEDSL · Sedgwick

• 2024 margin: Solid R (+56.3) · D 20.8% · R 77.2% · Other 2.0%
• 2008→2024 swing: -27.5pp toward R · 2008: -28.8pp · 2024: -56.3pp
• All cycles: 2024: R+56.3 2020: R+56.7 2016: R+54.8 2012: R+34.5 2008: R+28.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.61%
• Current HPI: 180.1487
• 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

+0.0% since first listed

2 events — show timeline

• 2025-09-08 Listed $55,000 IRES
• 2025-09-08 Listed $55,000 REColorado as Distributed by MLS Grid

Property tax history

+19.8%/yr

Latest (2025): $490 · +4.6% YoY. Source: county tax records.