7158 Penrose Rd · Blanca, CO 81123

$109,000

2 bd · 1.0 ba · 480 sqft · SingleFamily public records · 40 Days on market

Built 2001 5.00 ac lot

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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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Appreciation +3.5/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Tucked away beneath the expansive Colorado sky, this rustic remote cabin offers breathtaking 360-degree views of the surrounding mountain ranges, including stunning views of Mt. Blanca. If you've been dreaming of an off-grid escape with endless potential, this could be the opportunity you've been waiting for. Full of character and charm, the cabin features a loft, 2 bedrooms, and a cozy rustic feel throughout. The property includes a septic system, well, owned solar panels, propane tank, and a working outhouse already in place. While the bathroom has not yet been hooked up inside the cabin, much of the groundwork is there for someone ready to bring their vision to life. The home does need some work and imagination, but with a little creativity, it could become the perfect mountain getaway, hunting cabin, artist retreat, or peaceful escape from city life. Enjoy incredible dark skies, unforgettable star-filled nights, true blue Colorado skies, and unmatched panoramic views in every direction. Whether you are looking for a quiet retreat, an off-grid adventure, or a unique Colorado escape, this property offers the rare chance to create something truly special

Key facts

• Working outhouse
• 360 degree views
• Well

Tags

• 360 DEGREE VIEWS
• OWNED SOLAR PANELS
• WORKING OUTHOUSE
• SEPTIC SYSTEM
• WELL

Property features AI

Finance

• Other: Approximate living area 480 (public records); Lot size approximately 5 acres

Exterior

• Parking: Two parking spaces
• Utilities: Electricity available and connected (110V); Off-grid capable; Propane available; Septic tank
• Home design: Single-family residence; One story; Unattached property; Fixer condition; Individual ownership
• Construction: Frame construction with wood siding; Metal roof; House structure
• Exterior features: Private yard; Deck; Partial fencing; Foothills, open space and secluded lot setting; Dirt road access; public maintained road frontage

Interior

• Bedrooms: Two bedrooms; both on the main level
• Bathrooms: One three-quarter bathroom; on the main level
• Heating & cooling: Active solar heating; Propane heating
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/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 $102k (6.1% below list).
• Recommended offer: $102k (6.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#371 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, schools F, crime F.
• Sierra Grande School District No. R-30 (rural): math 20% / reading 25% proficiency, ranked #148 of 176 in CO (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 229 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Costilla County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($106k) 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.
• Current owner paid $9k; list at $109k implies a 1111% gain — meaningful room to come down on a strong offer.

Recommended offer $102,304 (6.1% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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?
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: 0.94% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-6,780
• Equity at exit: $16,252

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $7,953
• Equity at exit: $9,424

Cash invested: $30,520 (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 81123

• Home prices YoY: -2.3%
• Active inventory: 229
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $172

Break-even live

Break-even rent $806

Max offer price $109,000

Occupancy floor 78%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $109,000 Active 40 DOM
2. 2026-06-17
   days on market $109,000 Active 39 DOM
3. 2026-06-16
   days on market $109,000 Active 38 DOM
4. 2026-06-15
   days on market $109,000 Active 37 DOM
5. 2026-06-14
   days on market $109,000 Active 35 DOM
6. 2026-06-13
   days on market $109,000 Active 34 DOM
7. 2026-06-10
   days on market $109,000 Active 32 DOM
8. 2026-06-09
   days on market $109,000 Active 31 DOM
9. 2026-06-08
   days on market $109,000 Active 30 DOM
10. 2026-06-07
    days on market $109,000 Active 29 DOM
11. 2026-06-05
    days on market $109,000 Active 26 DOM
12. 2026-06-03
    days on market $109,000 Active 25 DOM
13. 2026-06-02
    days on market $109,000 Active 24 DOM
14. 2026-06-01
    days on market $109,000 Active 23 DOM
15. 2026-05-31
    days on market $109,000 Active 22 DOM
16. 2026-05-31
    days on market $109,000 Active 21 DOM
17. 2026-05-09
    listed $109,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Tucked away beneath the expansive Colorado sky, this rustic remote cabin offers breathtaking 360-degree views of the surrounding mountain ranges, including stunning views of Mt. Blanca. If you've been dreaming of an off-grid escape with endless potential, this could be the opportunity you've been waiting for. Full of character and charm, the cabin features a loft, 2 bedrooms, and a cozy rustic feel throughout. The property includes a septic system, well, owned solar panels, propane tank, and a working outhouse already in place. While the bathroom has not yet been hooked up inside the cabin, much of the groundwork is there for someone ready to bring their vision to life. The home does need some work and imagination, but with a little creativity, it could become the perfect mountain getaway, hunting cabin, artist retreat, or peaceful escape from city life. Enjoy incredible dark skies, unforgettable star-filled nights, true blue Colorado skies, and unmatched panoramic views in every direction. Whether you are looking for a quiet retreat, an off-grid adventure, or a unique Colorado escape, this property offers the rare chance to create something truly special

18. 2026-05-09
    listed $109,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Tucked away beneath the expansive Colorado sky, this rustic remote cabin offers breathtaking 360-degree views of the surrounding mountain ranges, including stunning views of Mt. Blanca. If you've been dreaming of an off-grid escape with endless potential, this could be the opportunity you've been waiting for. Full of character and charm, the cabin features a loft, 2 bedrooms, and a cozy rustic feel throughout. The property includes a septic system, well, owned solar panels, propane tank, and a working outhouse already in place. While the bathroom has not yet been hooked up inside the cabin, much of the groundwork is there for someone ready to bring their vision to life. The home does need some work and imagination, but with a little creativity, it could become the perfect mountain getaway, hunting cabin, artist retreat, or peaceful escape from city life. Enjoy incredible dark skies, unforgettable star-filled nights, true blue Colorado skies, and unmatched panoramic views in every direction. Whether you are looking for a quiet retreat, an off-grid adventure, or a unique Colorado escape, this property offers the rare chance to create something truly special

19. 2005-11-03
    soldstatus $9,000

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $600 · $50/mo
• Expected delta: +$366/yr (+$31/mo · 157.2%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 21 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,276
• − Mortgage interest: −$6,106
• − Property taxes: −$233
• − Insurance: −$545
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,171
• Taxable income: $258
• Est. tax owed @ 24.0%: −$62
• After-tax cash flow: $1,999/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: Sierra Grande School District No. R-30
• NCES district ID: 0804140
• Math proficiency: 20% ▲ 10.00%
• Reading proficiency: 25% ▲ 10.00%
• Median HH income: $34,865
• Composite: 21.67/100
• National rank: #13595
• State rank: #148 of 176 in CO

Livability — Blanca

• Score: 53/100
• State rank: #371
• US rank: #24529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 726

Population outlook (Costilla County) Hauer SSP2

• Today (2025): 3,560 people
• By 2030: 3,524 · -1.0%
• By 2040: 3,393 · -4.7%
• By 2050: 3,226 · -9.4%
• By 2075: 3,027 · -15.0%
• By 2100: 2,637 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 47% Hispanic / Latino 44% Two or more races 22% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Slovak 3% Lithuanian 3% Portuguese 2%
• Foreign-born: 12% · Canada
• Languages at home: 67% English-only · Spanish 33%

Political lean MEDSL · Costilla

• 2024 margin: D (+14.7) · D 55.5% · R 40.9% · Other 3.6%
• 2008→2024 swing: -34.2pp toward R · 2008: 48.9pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+27.2 2016: D+29.0 2012: D+48.6 2008: D+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.06%
• Current HPI: 129.4439
• 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

+1111.1% since first listed

3 events — show timeline

• 2026-05-09 Listed $109,000 IRES
• 2026-05-09 Listed $109,000 REColorado as Distributed by MLS Grid
• 2005-11-03 Sold (Public Records) $9,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $233 · +144.6% YoY. Source: county tax records.