23500 Ridge Rd · El Moro, CO 81082

$125,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 74 Days on market

Built 2001 35 ac lot $33/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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 +14.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

Key facts

• Livestock waterer
• Fully fenced
• 35 acre property

Tags

• 35 ACRE PROPERTY
• SOLID CONCRETE HOME
• FULLY FENCED
• CROSS FENCING FOR LIVESTOCK
• LOWER PASTURE
• LIVESTOCK WATERER

Property features AI

Finance

• HOA & community: Part of Black Hills Ranch homeowners association; Professionally managed association; Annual association fee $400

Exterior

• Parking: Four off-street parking spaces (total 4)
• Utilities: Propane; Septic tank; Cistern water source
• Home design: Single-family house; One story
• Construction: Concrete and stucco construction; Metal roof
• Exterior features: Full fencing; Level to rolling slope lot

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Concrete; Tile
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (propane)
• Interior features: Double-pane windows
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $117k (6.4% below list).
• Recommended offer: $117k (6.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#270 in CO) — a working-class tenant base; expect higher turnover. Strengths: housing A+; Watch: health & safety C-, cost of living D+, crime F.
• Aguilar Reorganized School District No. 6 (rural): math 0% / reading 20% proficiency, ranked #170 of 176 in CO (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Aguilar Elementary School (math 24% / reading 24%, grade F, #606 of 966 statewide, top 65%, 65 students, 82% FRL); Aguilar Junior-Senior High School (math 24% / reading 24%, grade F, #266 of 381 statewide, top 79%, 54 students, 78% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 10% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Aguilar Reorganized School District No. 6 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 263 active listings in the ZIP; 43 units permitted in Las Animas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Las Animas County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $125k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,939 (6.4% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 8.9

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-18,500
• Equity at exit: $18,638

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-13,743
• Equity at exit: $10,808

Cash invested: $35,000 (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 81082

• Home prices YoY: -21.1%
• Active inventory: 263
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$33
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $27

Break-even live

Break-even rent $1,135

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $113	-5% $70	+0% $27	+5% $-16	+10% $-59
Rent	-10% $-65	-5% $-19	+0% $27	+5% $73	+10% $119
Rate	-1.0pp $90	-0.5pp $59	base $27	+0.5pp $-5	+1.0pp $-38

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: waterelectric

Listing history 25 events

1. 2026-06-19
   days on market $125,000 Active 74 DOM
2. 2026-06-18
   days on market $125,000 Active 73 DOM
3. 2026-06-17
   days on market $125,000 Active 72 DOM
4. 2026-06-16
   days on market $125,000 Active 71 DOM
5. 2026-06-15
   days on market $125,000 Active 70 DOM
6. 2026-06-14
   days on market $125,000 Active 68 DOM
7. 2026-06-12
   days on market $125,000 Active 67 DOM
8. 2026-06-09
   days on market $125,000 Active 64 DOM
9. 2026-06-08
   days on market $125,000 Active 63 DOM
10. 2026-06-07
    days on market $125,000 Active 62 DOM
11. 2026-06-07
    days on market $125,000 Active 61 DOM
12. 2026-06-04
    days on market $125,000 Active 58 DOM
13. 2026-06-02
    days on market $125,000 Active 57 DOM
14. 2026-06-01
    days on market $125,000 Active 56 DOM
15. 2026-05-31
    days on market $125,000 Active 55 DOM
16. 2026-05-31
    days on market $125,000 Active 54 DOM
17. 2026-05-15
    price $125,000 633-char remark

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

18. 2026-05-15
    price $125,000 633-char remark

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

19. 2026-05-15
    price $125,000 633-char remark

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

20. 2026-05-15
    price $125,000

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

21. 2026-04-06
    listed $150,000 Active 633-char remark

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

22. 2026-04-06
    listed $150,000 Active 633-char remark

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

23. 2026-04-03
    listed $150,000 Active 633-char remark

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

24. 2026-04-03
    listed $150,000 Active

    Show marketing remark (633 chars)

    Set against striking views of Fisher's Peak mesa, this unique 35-acre property offers a solid concrete home built into the hillside, ready for a little TLC and a new vision. Fully fenced with additional cross fencing for livestock, the land includes a lower pasture with a livestock waterer, plus a root cellar and storage shed to support your homesteading goals. With electric already connected and solar panels in place for future expansion, this property blends functionality with opportunity. Conveniently located with easy access to I-25, it's an ideal canvas for a full-time residence, ranch setup, or peaceful getaway retreat.

25. 2023-03-01
    soldstatus $57,552

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥91°F today · 25 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: $14,033
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − HOA: −$396
• − Depreciation: −$3,636
• Taxable loss: −$1,747
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $743/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: Aguilar Reorganized School District No. 6
• NCES district ID: 0802010
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 20% ▲ 9.00%
• Median HH income: $43,179
• Composite: 12.59/100
• National rank: #14557
• State rank: #170 of 176 in CO

Livability — El Moro

• Score: 59/100
• State rank: #270
• US rank: #19925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,750

Population outlook (Las Animas County) Hauer SSP2

• Today (2025): 12,072 people
• By 2030: 10,972 · -9.1%
• By 2040: 8,825 · -26.9%
• By 2050: 7,245 · -40.0%
• By 2075: 5,139 · -57.4%
• By 2100: 3,922 · -67.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 18% Native American 4% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Las Animas

• 2024 margin: R (+13.5) · D 42.0% · R 55.5% · Other 2.4%
• 2008→2024 swing: -20.5pp toward R · 2008: 7.0pp · 2024: -13.5pp
• All cycles: 2024: R+13.5 2020: R+9.9 2016: R+15.6 2012: D+2.7 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.04%
• Current HPI: 258.5479
• 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

+117.2% since first listed

9 events — show timeline

• 2026-05-15 Price Changed $125,000 IRES
• 2026-05-15 Price Changed $125,000 REColorado as Distributed by MLS Grid
• 2026-05-15 Price Changed $125,000 cren
• 2026-05-15 Price Changed $125,000 SPMLS
• 2026-04-06 Listed $150,000 REColorado as Distributed by MLS Grid
• 2026-04-06 Listed $150,000 IRES
• 2026-04-03 Listed $150,000 SPMLS
• 2026-04-03 Listed $150,000 cren
• 2023-03-01 Sold (Public Records) $57,552 Public Records

Property tax history

-0.4%/yr

Latest (2025): $189 · +121.4% YoY. Source: county tax records.