302 6th St · Fowler, CO 81039

$94,700

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 51 Days on market

Built 1904 6,969 sqft lot Est $145k · 35% 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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck-perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail-making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

Key facts

• Near golf course
• Back deck
• Fully fenced lot

Tags

• CORNER LOT
• BACK DECK
• DETACHED OVERSIZED GARAGE
• FULLY FENCED LOT
• NEAR PARK
• NEAR GOLF COURSE

Property features AI

Exterior

• Parking: One garage space (total parking for one vehicle)
• Utilities: Public sewer
• Home design: Single-family house; One story; Unattached property; Estate ownership
• Construction: Frame construction
• Exterior features: Composition roof; Lot about 0.16 acre

Interior

• Kitchen: Range included
• Bedrooms: Two main-level bedrooms, each a primary suite
• Bathrooms: One three-quarter bathroom on the main level
• Heating & cooling: Gravity heating; Natural gas heating; Room air conditioning
• Interior features: Includes dryer, washer, and range
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $39 ($463/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 $88k (7.4% below list).
• Recommended offer: $88k (7.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#66 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, employment D-.
• Fowler School District No. R4J (rural): math 29% / reading 41% proficiency, ranked #80 of 176 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fowler Elementary School (math 24% / reading 42%, grade F, #458 of 966 statewide, top 48%, 180 students, 52% FRL); Fowler Junior High School (math 30% / reading 50%, grade F, #82 of 270 statewide, top 30%, 63 students, 46% FRL); Fowler High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 104 students, 43% FRL).
• Market conditions: 20 active listings in the ZIP; 11 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($655 loan paydown + $9k appreciation (10.0% local appreciation)).
• Otero County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 6 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: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,728 (7.4% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $145,080
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 8th St	0.29mi	2/1.0	990 (+6%)	1mo	$165,000	$167	76
303 8th St	0.19mi	2/2.0	910 (-3%)	9mo	$80,000	$88	75
410 6th St	0.11mi	2/1.0	1,016 (+8%)	11mo	$77,000	$76	72
502 8th St	0.27mi	2/1.0	1,012 (+8%)	9mo	$157,000	$155	66
313 E Grant Ave	0.19mi	2/1.0	1,053 (+12%)	11mo	$180,000	$171	61
305 9th St	0.26mi	2/1.0	832 (-11%)	16mo	$70,000	$84	56
104 7th St	0.20mi	3/1.0 (+1)	1,060 (+13%)	13mo	$177,000	$167	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 3.04×
• Total profit: $54,048
• Equity at exit: $85,313

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $157,255
• Equity at exit: $183,981

Cash invested: $26,516 (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 81039

• Home prices YoY: 7.0%
• Active inventory: 20
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$497
• Tax est. 1.5%: −$118 /mo · $1,420/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $39

Break-even live

Break-even rent $828

Max offer price $94,700

Occupancy floor 91%

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: $23,675
• Closing costs: $2,841
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $94,700 Active 51 DOM
2. 2026-06-17
   days on market $94,700 Active 50 DOM
3. 2026-06-16
   days on market $94,700 Active 49 DOM
4. 2026-06-15
   days on market $94,700 Active 48 DOM
5. 2026-06-13
   days on market $94,700 Active 46 DOM
6. 2026-06-12
   days on market $94,700 Active 45 DOM
7. 2026-06-09
   days on market $94,700 Active 42 DOM
8. 2026-06-08
   days on market $94,700 Active 41 DOM
9. 2026-06-07
   days on market $94,700 Active 40 DOM
10. 2026-06-05
    days on market $94,700 Active 38 DOM
11. 2026-06-04
    days on market $94,700 Active 36 DOM
12. 2026-06-02
    days on market $94,700 Active 35 DOM
13. 2026-06-01
    days on market $94,700 Active 34 DOM
14. 2026-05-31
    days on market $94,700 Active 33 DOM
15. 2026-05-31
    days on market $94,700 Active 32 DOM
16. 2026-05-22
    status Active 1284-char remark

    Show marketing remark (1374 chars)

    Second chances don't come along often, but here's yours! Buyer flaked on this charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck—perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail—making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

17. 2026-05-22
    status Active 1284-char remark

    Show marketing remark (1374 chars)

    Second chances don't come along often, but here's yours! Buyer flaked on this charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck—perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail—making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

18. 2026-05-22
    status Active 1374-char remark

    Show marketing remark (1374 chars)

    Second chances don't come along often, but here's yours! Buyer flaked on this charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck—perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail—making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

19. 2026-04-30
    status Pending 1284-char remark

    Show marketing remark (1284 chars)

    Charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck-perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail-making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

20. 2026-04-30
    status Pending Accepting Backup Offers 1284-char remark

    Show marketing remark (1284 chars)

    Charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck-perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail-making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

21. 2026-04-25
    status Pending 1374-char remark

    Show marketing remark (1374 chars)

    Second chances don't come along often, but here's yours! Buyer flaked on this charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck—perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail—making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

22. 2026-04-07
    listed $96,260 Active 1374-char remark

    Show marketing remark (1374 chars)

    Second chances don't come along often, but here's yours! Buyer flaked on this charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck—perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail—making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

23. 2026-04-06
    listed $96,260 Active 1284-char remark

    Show marketing remark (1284 chars)

    Charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck-perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail-making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

24. 2026-04-06
    listed $96,260 Active 1284-char remark

    Show marketing remark (1284 chars)

    Charming Corner Lot Opportunity in Fowler! This inviting 2-bedroom, 1-bath home sits on a desirable corner lot in the heart of Fowler, offering the perfect blend of small-town charm and everyday convenience. Inside, you'll find a functional layout with comfortable living spaces, ideal for first-time buyers, investors, or those looking to downsize. Step outside to enjoy the back deck-perfect for relaxing, entertaining, or taking in Colorado's beautiful evenings. The property also features a detached oversized one-car garage, providing ample space for parking, storage, or a workshop setup. The fully fenced corner lot adds extra privacy, additional parking flexibility, and great curb appeal. Location is key, and this home delivers! Situated just one block off Main Street, you're within easy walking distance to banks, grocery shopping, a hardware store, flower shop, restaurants, and local salons. It's also less than a block from the senior center, two blocks from the park, and under a mile to Cottonwood Links Golf Course and walking trail-making it easy to enjoy everything the community has to offer. Whether you're looking for a cozy place to call home or a smart investment opportunity, this property offers comfort, convenience, and potential in a welcoming community.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 6 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,527
• − Mortgage interest: −$5,305
• − Property taxes: −$1,420
• − Insurance: −$474
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,755
• Taxable loss: −$1,111
• Est. tax savings @ 24.0%: +$267
• After-tax cash flow: $730/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: Fowler School District No. R4J
• NCES district ID: 0804110
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 41% ▲ 5.00%
• Median HH income: $39,770
• Composite: 31.98/100
• National rank: #11024
• State rank: #80 of 176 in CO

Livability — Fowler

• Score: 72/100
• State rank: #66
• US rank: #6320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fowler, CO
• Population (ZIP): 1,686

Population outlook (Otero County) Hauer SSP2

• Today (2025): 17,363 people
• By 2030: 16,776 · -3.4%
• By 2040: 15,534 · -10.5%
• By 2050: 14,467 · -16.7%
• By 2075: 12,054 · -30.6%
• By 2100: 9,392 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 16% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+26.4) · D 35.5% · R 61.9% · Other 2.7%
• 2008→2024 swing: -15.9pp toward R · 2008: -10.5pp · 2024: -26.4pp
• All cycles: 2024: R+26.4 2020: R+22.5 2016: R+25.2 2012: R+9.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.96%
• Current HPI: 274.2024
• 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

+0.0% since first listed

9 events — show timeline

• 2026-05-22 Relisted — IRES
• 2026-05-22 Relisted — REColorado as Distributed by MLS Grid
• 2026-05-22 Relisted — PARMLS
• 2026-04-30 Pending — IRES
• 2026-04-30 Pending — REColorado as Distributed by MLS Grid
• 2026-04-25 Pending — PARMLS
• 2026-04-07 Listed $96,260 PARMLS
• 2026-04-06 Listed $96,260 REColorado as Distributed by MLS Grid
• 2026-04-06 Listed $96,260 IRES

Property tax history

-10.3%/yr

Latest (2024): $63 · -0.6% YoY. Source: county tax records.