1210 Kerr St · Eads, CO 81036

$110,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1996 10,650 sqft lot Est $185k · 41% under

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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 +25.7/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Schools +5.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming and full of character, this inviting home offers a welcoming front porch, mature shade trees, and great curb appeal with its cheerful red exterior and white picket accents. Inside, you'll find a spacious kitchen with abundant cabinetry, skylight natural lighting, and an open flow into the living area. The home features a comfortable layout with unique vintage touches throughout, including built-ins, patterned wall finishes, and cozy carpeted living spaces. The bathroom offers both a walk-in shower and a large soaking tub, along with generous vanity space. Multiple living areas provide flexibility for relaxing, entertaining, or creating a hobby space. Outside, enjoy the fenced yard,

Key facts

• Front porch
• Spacious kitchen
• Abundant cabinetry

Tags

• FRONT PORCH
• MATURE SHADE TREES
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• SKYLIGHT NATURAL LIGHTING
• OPEN FLOW

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Carport; Detached carport; Detached (no garage)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family home; Residential property
• Construction: Wood siding; Metal roof
• Exterior features: Covered patio/porch; Shed(s); Corner lot

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Master bedroom on main level; Double pane windows; Smoke detectors
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

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 $9k of equity ($761 loan paydown + $9k 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.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $110,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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. 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: 1.09% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $185,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Goff	0.39mi	4/2.0 (+1)	1,408 (+5%)	21mo	$195,000	$138	51

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: 27.4%
• Equity multiple: 2.96×
• Total profit: $60,336
• Equity at exit: $81,674

10-year hold

• IRR: 24.7%
• Equity multiple: 6.27×
• Total profit: $162,453
• Equity at exit: $160,347

Cash invested: $30,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $264

Break-even live

Break-even rent $863

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $327	-5% $295	+0% $264	+5% $233	+10% $202
Rent	-10% $170	-5% $217	+0% $264	+5% $312	+10% $359
Rate	-1.0pp $320	-0.5pp $292	base $264	+0.5pp $236	+1.0pp $207

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $110,000 Active 3 DOM
2. 2026-06-21
   days on market $110,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $110,000 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: $710 · $59/mo
• Projected year-2 tax: $710 · $59/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: $14,372
• − Mortgage interest: −$6,162
• − Property taxes: −$710
• − Insurance: −$550
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,200
• Taxable income: $1,451
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $2,824/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

1 event — show timeline

• 2026-06-18 Listed $110,000 PARMLS

Property tax history

+11.1%/yr

Latest (2025): $710 · +179.0% YoY. Source: county tax records.