125 S Miller Ave · Haxtun, CO 80731

$45,000

2 bd · 2.0 ba · 2,462 sqft · SingleFamily public records · 31 Days on market

Built 1920 10,500 sqft lot ↓ 38% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in a convenient and established area of Haxtun, this 2-bedroom, 2-bath home offers a spacious layout and strong potential for renovation. The property includes a detached garage and sits on a sizable lot, providing room for improvement and customization. While the home reflects deferred maintenance and will require substantial repairs, including signs of prior fire damage, it presents a value-add opportunity for investors or buyers looking to restore and build equity. Positioned near local schools, shops, and everyday amenities, this property offers both location and upside.

Key facts

• Everyday amenities
• Local schools
• Sizable lot

Tags

• DETACHED GARAGE
• SIZABLE LOT
• VALUE-ADD OPPORTUNITY
• LOCAL SCHOOLS
• EVERYDAY AMENITIES

Property features AI

Exterior

• Parking: Detached 1-car garage (1 parking space total)
• Utilities: Public water; Public sewer
• Home design: Single-family residence, one story; Updated/remodeled; Property unattached; Estate ownership; Residential zoning
• Construction: Built with frame and wood siding; Block foundation; Composition roof; Living area reported as 1,296 sq ft
• Exterior features: Private yard; Front porch; Level lot; Gravel road frontage (public)

Interior

• Kitchen: Kitchen on the main level (approx. 10 x 9)
• Bedrooms: 2 bedrooms on the main level (primary suite approximately 12 x 16; second bedroom approximately 10 x 12)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms on the main level (approx. sizes 7 x 5 and 5 x 6)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Built-in features; Finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#37 in CO, #4,551 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Haxtun School District No. Re-2J (rural): math 25% / reading 35% proficiency, ranked #109 of 176 in CO (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Haxtun Elementary School (reading 24%, 176 students, 30% FRL); Haxtun Jr/Sr High School (math 30% / reading 30%, grade F, #231 of 381 statewide, top 61%, 158 students, 26% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 6 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $311 of loan paydown is wiped out by about $702 of value loss. Plan a longer hold.
• Phillips County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($44k) 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: property tax is 3.3% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
7. 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.
8. 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: 2.32% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.23%
• DSCR: 2.88
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 2.89×
• Total profit: $23,784
• Equity at exit: $9,664

10-year hold

• IRR: 45.9%
• Equity multiple: 5.75×
• Total profit: $59,846
• Equity at exit: $9,160

Cash invested: $12,600 (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 80731

• Home prices YoY: -0.6%
• Active inventory: 17
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$126 /mo · $1,507/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $443

Break-even live

Break-even rent $481

Max offer price $45,000

Occupancy floor 52%

Sensitivity live

Price	-10% $469	-5% $456	+0% $443	+5% $431	+10% $418
Rent	-10% $361	-5% $402	+0% $443	+5% $485	+10% $526
Rate	-1.0pp $466	-0.5pp $455	base $443	+0.5pp $432	+1.0pp $420

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-29
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Located in a convenient and established area of Haxtun, this 2-bedroom, 2-bath home offers a spacious layout and strong potential for renovation. The property includes a detached garage and sits on a sizable lot, providing room for improvement and customization. While the home reflects deferred maintenance and will require substantial repairs, including signs of prior fire damage, it presents a value-add opportunity for investors or buyers looking to restore and build equity. Positioned near local schools, shops, and everyday amenities, this property offers both location and upside.

2. 2026-04-29
   status Pending 589-char remark

   Show marketing remark (589 chars)

   Located in a convenient and established area of Haxtun, this 2-bedroom, 2-bath home offers a spacious layout and strong potential for renovation. The property includes a detached garage and sits on a sizable lot, providing room for improvement and customization. While the home reflects deferred maintenance and will require substantial repairs, including signs of prior fire damage, it presents a value-add opportunity for investors or buyers looking to restore and build equity. Positioned near local schools, shops, and everyday amenities, this property offers both location and upside.

3. 2026-03-30
   listed $45,000 Active 589-char remark

   Show marketing remark (589 chars)

   Located in a convenient and established area of Haxtun, this 2-bedroom, 2-bath home offers a spacious layout and strong potential for renovation. The property includes a detached garage and sits on a sizable lot, providing room for improvement and customization. While the home reflects deferred maintenance and will require substantial repairs, including signs of prior fire damage, it presents a value-add opportunity for investors or buyers looking to restore and build equity. Positioned near local schools, shops, and everyday amenities, this property offers both location and upside.

4. 2026-03-30
   listed $45,000 Active 589-char remark

   Show marketing remark (589 chars)

   Located in a convenient and established area of Haxtun, this 2-bedroom, 2-bath home offers a spacious layout and strong potential for renovation. The property includes a detached garage and sits on a sizable lot, providing room for improvement and customization. While the home reflects deferred maintenance and will require substantial repairs, including signs of prior fire damage, it presents a value-add opportunity for investors or buyers looking to restore and build equity. Positioned near local schools, shops, and everyday amenities, this property offers both location and upside.

5. 2024-11-21
   soldstatus $140,000
6. 2005-07-08
   soldstatus $72,000

ⓘ 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: $1,507 · $126/mo
• Projected year-2 tax: $1,507 · $126/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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $12,512
• − Mortgage interest: −$2,521
• − Property taxes: −$1,507
• − Insurance: −$225
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$1,309
• Taxable income: $4,948
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,133/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: Haxtun School District No. Re-2J
• NCES district ID: 0804560
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $43,648
• Composite: 28.41/100
• National rank: #12119
• State rank: #109 of 176 in CO

Livability — Haxtun

• Score: 74/100
• State rank: #37
• US rank: #4551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haxtun, CO
• Population (ZIP): 1,484

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 4,082 people
• By 2030: 3,936 · -3.6%
• By 2040: 3,615 · -11.4%
• By 2050: 3,267 · -20.0%
• By 2075: 2,623 · -35.7%
• By 2100: 1,950 · -52.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Phillips

• 2024 margin: Solid R (+62.7) · D 17.5% · R 80.2% · Other 2.3%
• 2008→2024 swing: -18.9pp toward R · 2008: -43.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+59.2 2016: R+58.1 2012: R+46.3 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.56%
• Current HPI: 256.23
• 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

-37.5% since first listed

6 events — show timeline

• 2026-04-29 Pending — IRES
• 2026-04-29 Pending — REColorado as Distributed by MLS Grid
• 2026-03-30 Listed $45,000 REColorado as Distributed by MLS Grid
• 2026-03-30 Listed $45,000 IRES
• 2024-11-21 Sold (Public Records) $140,000 Public Records
• 2005-07-08 Sold (Public Records) $72,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,507 · +39.2% YoY. Source: county tax records.