312 Carson Ave · Las Animas, CO 81054

$92,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 526 Days on market

Built 1941 6,970 sqft lot Est $119k · 23% under ↓ 23% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2 bed, 1 bathroom home all on 1 level. Accessible handicap front door with cement ramp as well as low maintenance stucco exterior. This home is move in ready or can easily by upgraded by adding new flooring and a fresh coat of paint to make it your own.

Key facts

• Cement ramp
• 6,970 sq ft lot
• Built 1941

Tags

• ACCESSIBLE HANDICAP FRONT DOOR
• CEMENT RAMP

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residential
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Irregular lot; Directions: From Hwy 50 turn west on 3rd Street, then south on Carson Ave; home is on the east side of the road.

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Evaporative cooling and window unit(s)
• Interior features: Master bedroom on the main level; Double-pane windows; Refrigerator included; No fireplace
• Laundry & utility: Laundry on the main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.4% in Las Animas — 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 70/100 on livability (#89 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety C-, schools D-, amenities F.
• Las Animas School District No. Re-1 (town): math 14% / reading 30% proficiency, ranked #76 of 86 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 37 active listings in the ZIP; 6 units permitted in Bent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bent County population projected at -20% 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 $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 526 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $23k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 526 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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. 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: 1.10% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.48%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $118,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
243 Elm Ave	0.12mi	2/1.0	1,252 (+4%)	5mo	$62,500	$50	83
120 Elm Ave	0.18mi	3/1.0 (+1)	1,200 (0%)	9mo	$70,000	$58	79
350 Vigil Ave	0.16mi	2/1.0	1,140 (-5%)	14mo	$130,500	$114	72
710 5th St	0.31mi	3/1.0 (+1)	1,162 (-3%)	10mo	$44,000	$38	67
509 5th St	0.22mi	2/1.0	1,024 (-15%)	3mo	$93,000	$91	63
204 St. Vrain Ave	0.23mi	3/1.0 (+1)	1,073 (-11%)	14mo	$152,000	$142	55
1124 5th St	0.58mi	2/2.0	1,142 (-5%)	12mo	$140,000	$123	51
647 Garfield Ave	0.46mi	3/2.0 (+1)	1,214 (+1%)	21mo	$148,500	$122	50
735 Poplar Ave	0.73mi	3/1.0 (+1)	1,120 (-7%)	10mo	$122,000	$109	42
1047 Maple Ave	0.71mi	2/1.0	1,108 (-8%)	15mo	$110,000	$99	41
134 11th St	0.68mi	3/1.5 (+1)	1,329 (+11%)	7mo	$58,000	$44	38
—	0.60mi	3/1.0 (+1)	1,353 (+13%)	15mo	$35,000	$26	34

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $754
• Equity at exit: $13,717

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $20,731
• Equity at exit: $7,954

Cash invested: $25,760 (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 81054

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,016 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$35 /mo · $423/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $246

Break-even live

Break-even rent $704

Max offer price $92,000

Occupancy floor 71%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-17
   status $92,000 Pending 526 DOM
2. 2026-06-16
   days on market $92,000 Active 526 DOM
3. 2026-06-15
   days on market $92,000 Active 525 DOM
4. 2026-06-13
   days on market $92,000 Active 523 DOM
5. 2026-06-12
   days on market $92,000 Active 522 DOM
6. 2026-06-09
   days on market $92,000 Active 519 DOM
7. 2026-06-08
   days on market $92,000 Active 518 DOM
8. 2026-06-07
   days on market $92,000 Active 517 DOM
9. 2026-06-05
   days on market $92,000 Active 515 DOM
10. 2026-06-04
    days on market $92,000 Active 513 DOM
11. 2026-06-02
    days on market $92,000 Active 512 DOM
12. 2026-06-01
    days on market $92,000 Active 511 DOM
13. 2026-05-31
    days on market $92,000 Active 510 DOM
14. 2026-05-31
    days on market $92,000 Active 509 DOM
15. 2026-05-20
    price $92,000
16. 2025-12-30
    price $99,000
17. 2025-07-02
    price $105,000
18. 2025-04-24
    price $110,000
19. 2025-01-06
    listed $115,000 Active
20. 2024-06-12
    status Active
21. 2024-05-10
    price $115,000
22. 2024-01-12
    status Active
23. 2023-06-23
    listed $120,000 Active

ⓘ 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: $423 · $35/mo
• Projected year-2 tax: $506 · $42/mo
• Expected delta: +$83/yr (+$7/mo · 19.6%)

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

Taxation est. · year 1

• Rental income: $12,190
• − Mortgage interest: −$5,153
• − Property taxes: −$423
• − Insurance: −$460
• − Repairs & maintenance: −$975
• − Management: −$975
• − Depreciation: −$2,676
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,591/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: Las Animas School District No. Re-1
• NCES district ID: 0805250
• Math proficiency: 14% ▲ 3.00%
• Reading proficiency: 30% ▲ 8.00%
• Median HH income: $33,597
• Composite: 17.94/100
• National rank: #8993
• State rank: #76 of 86 in CO

Livability — Las Animas

• Score: 70/100
• State rank: #89
• US rank: #7896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Animas, CO
• Population (ZIP): 4,760

Population outlook (Bent County) Hauer SSP2

• Today (2025): 5,223 people
• By 2030: 4,985 · -4.6%
• By 2040: 4,592 · -12.1%
• By 2050: 4,207 · -19.5%
• By 2075: 3,216 · -38.4%
• By 2100: 2,347 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 35% Two or more races 15% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Bent

• 2024 margin: Solid R (+38.9) · D 29.5% · R 68.3% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.5pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+33.9 2016: R+30.9 2012: R+14.6 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.76%
• Current HPI: 218.1482
• 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

-23.3% since first listed

9 events — show timeline

• 2026-05-20 Price Changed $92,000 PARMLS
• 2025-12-30 Price Changed $99,000 PARMLS
• 2025-07-02 Price Changed $105,000 PARMLS
• 2025-04-24 Price Changed $110,000 PARMLS
• 2025-01-06 Listed $115,000 PARMLS
• 2024-06-12 Relisted — PARMLS
• 2024-05-10 Price Changed $115,000 PARMLS
• 2024-01-12 Relisted — PARMLS
• 2023-06-23 Listed $120,000 PARMLS

Property tax history

+4.0%/yr

Latest (2025): $423 · +267.9% YoY. Source: county tax records.