317 N Weld St · Otis, CO 80743

$99,900

1 bd · 1.0 ba · 768 sqft · SingleFamily public records · 161 Days on market

Built 1909 6,969 sqft lot Est $148k · 33% under

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Why this score? — see what drove the C 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 +15.8/30.0
• ARV discount +15.0/15.0
• Appreciation +9.0/10.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable Fixer-Upper with Great Potential! Looking for a starter home or your next investment project? This 1-bedroom, 1-bath home in Northeast Colorado is full of potential and ready for your vision! Priced just right, this property is a rare opportunity to build equity with some sweat equity. This older home offers solid "good bones", a durable metal roof and siding, and newer carpet in the living room and bedroom. With a bit of updating and elbow grease, this could be the perfect home for first-time buyers, investors, or anyone looking for an affordable property they can truly make their own. Located in a quiet neighborhood with easy access to local amenities, this home offer

Key facts

• Metal roof
• Durable siding
• Spacious lot

Tags

• METAL ROOF
• DURABLE SIDING
• NEWER CARPET
• SPACIOUS LOT
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No association fees or transfer fees

Exterior

• Parking: Detached garage (1 car)
• Utilities: City water with meter installed; Public sewer; Natural gas available (Black Hills Gas); Electricity available; Town trash service (Town of Otis)
• Home design: Single-family residence; One story; Level-entry lot; Not new, previously owned
• Construction: Vinyl siding; Metal roof; Unfinished basement; Below-grade finished area present
• Exterior features: Fenced yard with chain link fencing; Level lot; Street lights; Alley access; Dirt road frontage on a city street; Minimal flood or C floodplain rating

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom (all bedrooms conform)
• Bathrooms: 1 full bathroom
• Heating & cooling: Space heater
• Interior features: Eat-in kitchen; Window coverings

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $46 ($556/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 $83k (17.0% below list).
• Recommended offer: $83k (17.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#401 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Otis School District No. R-3 (rural): math 25% / reading 35% proficiency, ranked #108 of 176 in CO (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Otis Elementary School (math 24% / reading 30%, grade F, #552 of 966 statewide, top 59%, 96 students, 59% FRL); Otis Junior-Senior High School (math 24% / reading 30%, grade F, #256 of 381 statewide, top 67%, 105 students, 48% FRL) — zoned schools average 54% FRL vs 34% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 2 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (8.1% local appreciation)).
• Washington County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $100k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,945 (17.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1909 — 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. 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. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $148,224
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 W 3rd Ave	0.14mi	2/1.0 (+1)	800 (+4%)	17mo	$154,500	$193	67

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.59×
• Total profit: $44,361
• Equity at exit: $76,211

10-year hold

• IRR: 19.8%
• Equity multiple: 5.52×
• Total profit: $126,449
• Equity at exit: $151,578

Cash invested: $27,972 (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 80743

• Home prices YoY: 4.6%
• Active inventory: 6
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $829 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$43 /mo · $521/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $46

Break-even live

Break-even rent $771

Max offer price $99,900

Occupancy floor 89%

Sensitivity live

Price	-10% $103	-5% $75	+0% $46	+5% $18	+10% $-10
Rent	-10% $-19	-5% $14	+0% $46	+5% $79	+10% $112
Rate	-1.0pp $97	-0.5pp $72	base $46	+0.5pp $20	+1.0pp $-6

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $99,900 Active 161 DOM
2. 2026-06-21
   days on market $99,900 Active 160 DOM
3. 2026-06-21
   days on market $99,900 Active 159 DOM
4. 2026-06-18
   days on market $99,900 Active 157 DOM
5. 2026-06-17
   days on market $99,900 Active 156 DOM
6. 2026-06-16
   days on market $99,900 Active 155 DOM
7. 2026-06-15
   days on market $99,900 Active 154 DOM
8. 2026-06-13
   days on market $99,900 Active 152 DOM
9. 2026-06-12
   days on market $99,900 Active 151 DOM
10. 2026-06-09
    days on market $99,900 Active 148 DOM
11. 2026-06-08
    days on market $99,900 Active 147 DOM
12. 2026-06-07
    days on market $99,900 Active 146 DOM
13. 2026-06-05
    days on market $99,900 Active 144 DOM
14. 2026-06-04
    days on market $99,900 Active 142 DOM
15. 2026-06-02
    days on market $99,900 Active 141 DOM
16. 2026-06-01
    days on market $99,900 Active 140 DOM
17. 2026-05-31
    days on market $99,900 Active 139 DOM
18. 2026-05-31
    days on market $99,900 Active 138 DOM
19. 2026-05-22
    price $99,900
20. 2026-02-19
    status Active
21. 2026-02-01
    historical
22. 2026-01-15
    price $107,500
23. 2026-01-12
    listed $114,900 Active
24. 2025-11-25
    historical
25. 2025-09-18
    listed $114,900 Active
26. 2000-09-19
    soldstatus $10,000

ⓘ 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: $521 · $43/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$28/yr (+$2/mo · 5.4%)

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

Taxation est. · year 1

• Rental income: $9,953
• − Mortgage interest: −$5,596
• − Property taxes: −$521
• − Insurance: −$500
• − Repairs & maintenance: −$796
• − Management: −$796
• − Depreciation: −$2,906
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $835/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: Otis School District No. R-3
• NCES district ID: 0805940
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $44,693
• Composite: 28.51/100
• National rank: #12083
• State rank: #108 of 176 in CO

Livability — Otis

• Score: 50/100
• State rank: #401
• US rank: #25534

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Otis, CO
• Population (ZIP): 1,415

Population outlook (Washington County) Hauer SSP2

• Today (2025): 4,919 people
• By 2030: 4,920 · +0.0%
• By 2040: 4,871 · -1.0%
• By 2050: 4,758 · -3.3%
• By 2075: 4,694 · -4.6%
• By 2100: 3,991 · -18.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 12% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+75.1) · D 11.7% · R 86.8% · Other 1.5%
• 2008→2024 swing: -18.6pp toward R · 2008: -56.5pp · 2024: -75.1pp
• All cycles: 2024: R+75.1 2020: R+74.0 2016: R+73.7 2012: R+62.2 2008: R+56.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.05%
• Current HPI: 183.616
• 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

+899.0% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $99,900 IRES
• 2026-02-19 Relisted — IRES
• 2026-02-01 Listing Removed — IRES
• 2026-01-15 Price Changed $107,500 IRES
• 2026-01-12 Listed $114,900 IRES
• 2025-11-25 Listing Removed — IRES
• 2025-09-18 Listed $114,900 IRES
• 2000-09-19 Sold (Public Records) $10,000 Public Records

Property tax history

+14.3%/yr

Latest (2025): $521 · +126.0% YoY. Source: county tax records.