306 S 8th St · Lamar, CO 81052

$65,000

2 bd · 1.0 ba · 812 sqft · SingleFamily public records · 7 Days on market

Built 1907 7,000 sqft lot Est $130k · 50% under ↓ 16% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

Key facts

• Covered front porch
• Additional room
• Hardwood floors

Tags

• HARDWOOD FLOORS
• COVERED FRONT PORCH
• ADDITIONAL ROOM

Property features AI

Exterior

• Parking: 2 parking spaces; 2-car garage
• Utilities: Public sewer
• Home design: Single-family house; One story; Property is unattached; Individually owned
• Construction: Frame construction; Composition roof; Built structure recorded in public records
• Exterior features: Public water

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($859 rent vs $65k).
• Cap rate 11.6% vs local median 4.2% in Lamar — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#21 in CO, #2,616 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Lamar School District No. Re-2 (town): math 19% / reading 34% proficiency, ranked #65 of 86 in CO (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Washington Elementary School (263 students, 82% FRL); Lamar Middle School (math 17% / reading 22%, grade F, #207 of 270 statewide, top 79%, 325 students, 74% FRL); Lamar High School (math 22% / reading 42%, grade F, #220 of 381 statewide, top 59%, 445 students, 59% FRL).
• Market conditions: 49 active listings in the ZIP; 11 units permitted in Prowers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Prowers County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $12k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.32% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.03%
• DSCR: 1.85
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $129,920
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 S 12th St	0.30mi	2/1.0	912 (+12%)	8mo	$165,000	$181	59
108 N 9th St	0.31mi	2/1.0	781 (-4%)	24mo	$54,000	$69	59
909 S 10th St	0.44mi	2/1.0	720 (-11%)	10mo	$115,000	$160	52
308 N 8th St	0.45mi	2/1.0	918 (+13%)	11mo	$122,500	$133	48

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $7,822
• Equity at exit: $9,692

10-year hold

• IRR: 19.9%
• Equity multiple: 2.67×
• Total profit: $30,381
• Equity at exit: $5,620

Cash invested: $18,200 (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 81052

• Home prices YoY: -22.6%
• Active inventory: 49
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $859 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $289

Break-even live

Break-even rent $494

Max offer price $65,000

Occupancy floor 61%

Sensitivity live

Price	-10% $325	-5% $307	+0% $289	+5% $270	+10% $252
Rent	-10% $221	-5% $255	+0% $289	+5% $322	+10% $356
Rate	-1.0pp $321	-0.5pp $305	base $289	+0.5pp $272	+1.0pp $255

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $65,000 Active 7 DOM
2. 2026-06-17
   days on market $65,000 Active 6 DOM
3. 2026-06-16
   days on market $65,000 Active 5 DOM
4. 2026-06-15
   days on market $65,000 Active 4 DOM
5. 2026-06-13
   days on market $65,000 Active 2 DOM
6. 2026-06-12
   days on marketlisting id $65,000 Active 1 DOM
7. 2026-06-09
   days on market $65,000 Active 49 DOM
8. 2026-06-08
   days on market $65,000 Active 48 DOM
9. 2026-06-07
   days on market $65,000 Active 47 DOM
10. 2026-06-07
    days on market $65,000 Active 46 DOM
11. 2026-06-04
    days on market $65,000 Active 43 DOM
12. 2026-06-02
    days on market $65,000 Active 42 DOM
13. 2026-06-01
    days on market $65,000 Active 41 DOM
14. 2026-05-31
    days on market $65,000 Active 40 DOM
15. 2026-05-31
    days on market $65,000 Active 39 DOM
16. 2026-05-15
    price $65,000 399-char remark

    Show marketing remark (399 chars)

    Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

17. 2026-05-15
    price $65,000 399-char remark

    Show marketing remark (399 chars)

    Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

18. 2026-05-07
    price $71,000 399-char remark

    Show marketing remark (399 chars)

    Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

19. 2026-05-07
    price $71,000 399-char remark

    Show marketing remark (399 chars)

    Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

20. 2026-04-21
    listed $77,000 Active 399-char remark

    Show marketing remark (399 chars)

    Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

21. 2026-04-21
    listed $77,000 Active 399-char remark

    Show marketing remark (399 chars)

    Charming 2-bedroom, 1-bath home with a flexible den and 812 sq ft of living space. The layout offers a practical flow with a comfortable living area and kitchen at the heart of the home. Two bedrooms plus a den provide added versatility for work or guests. Detached 2-car garage in the back offers great storage and parking convenience. Located in Lamar close to local amenities. Property sold AS-IS

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$91/yr (+$8/mo · 34.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,310
• − Mortgage interest: −$3,641
• − Property taxes: −$267
• − Insurance: −$325
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,891
• Taxable income: $2,537
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $2,854/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: Lamar School District No. Re-2
• NCES district ID: 0805220
• Math proficiency: 19% ▼ -7.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $36,602
• Composite: 21.96/100
• National rank: #8216
• State rank: #65 of 86 in CO

Livability — Lamar

• Score: 78/100
• State rank: #21
• US rank: #2616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamar, CO
• Population (ZIP): 9,010

Population outlook (Prowers County) Hauer SSP2

• Today (2025): 10,654 people
• By 2030: 9,902 · -7.1%
• By 2040: 8,419 · -21.0%
• By 2050: 7,122 · -33.2%
• By 2075: 4,648 · -56.4%
• By 2100: 2,900 · -72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (55%)
• Race & ethnicity: White 55% Hispanic / Latino 41% Two or more races 15% Native American 1%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Portuguese 2% Slovak 1% Iranian 1%
• Foreign-born: 10% · Canada
• Languages at home: 83% English-only · Spanish 16%

Political lean MEDSL · Prowers

• 2024 margin: Solid R (+50.7) · D 23.9% · R 74.5% · Other 1.6%
• 2008→2024 swing: -16.9pp toward R · 2008: -33.7pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.9 2016: R+46.9 2012: R+35.4 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.59%
• Current HPI: 279.7054
• 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

-15.6% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $65,000 IRES
• 2026-05-15 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2026-05-07 Price Changed $71,000 IRES
• 2026-05-07 Price Changed $71,000 REColorado as Distributed by MLS Grid
• 2026-04-21 Listed $77,000 REColorado as Distributed by MLS Grid
• 2026-04-21 Listed $77,000 IRES

Property tax history

+7.1%/yr

Latest (2025): $267 · +267.4% YoY. Source: county tax records.