113 W 5th St · Ordway, CO 81063

$120,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 34 Days on market

Built 1970 5,140 sqft lot Est $169k · 29% under

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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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +5.7/10.0
• Appreciation +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This well-maintained 3-bedroom, 2-bath home offers comfort, convenience, and plenty of updates in a fantastic location! Situated just steps from Conestoga Park and only a block from the school, it's an ideal spot for easy walks to school, playgrounds, and neighborhood activities. The home has been thoughtfully expanded and refreshed with a beautifully updated kitchen, fresh paint, a newer furnace, numerous upgrades throughout, and a solid foundation that adds lasting peace of mind. The adjoining rear bedrooms create a flexible layout that works especially well as a private primary suite with a connected nursery or young child's room. The opposite end of the home has a bedroom with a private

Key facts

• Rear parking
• Sun room
• Covered patio

Tags

• UPDATED KITCHEN
• SUN ROOM
• COVERED PATIO
• FULLY FENCED YARD
• LARGE STORAGE SHED
• REAR PARKING

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential mobile home (single-family)
• Construction: Wood siding construction; Above-grade finished living area
• Exterior features: Wood fencing; Metal roof; Shed(s); Irregular lot shape; Lot approximately 100 x 50

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Natural gas forced-air heating; Ceiling fan cooling
• Interior features: Ceiling fans; Master bedroom on main level; Double-pane windows; Free-standing fireplace (1)
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#233 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Crowley County School District No. Re-1-J (rural): math 16% / reading 28% proficiency, ranked #150 of 176 in CO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 4 units permitted in Crowley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $830 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crowley County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago 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 $95k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
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: 1.07% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.10%
• DSCR: 1.45
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $169,260
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 W 5th St	0.02mi	4/1.0 (+1)	1,311 (-4%)	13mo	$152,000	$116	72
229 Sherman Ave	0.26mi	2/1.0 (-1)	1,260 (-8%)	1mo	$167,000	$133	66
527 Mountain Vw	0.38mi	3/2.0	1,242 (-9%)	10mo	$240,000	$193	60
122 Otero	0.35mi	3/1.0	1,246 (-9%)	9mo	$155,000	$124	57
220 Lake Ave	0.33mi	3/2.0	1,224 (-10%)	23mo	$102,000	$83	48

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

Projected returns pro-forma

-2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,436
• Equity at exit: $20,995

10-year hold

• IRR: 9.7%
• Equity multiple: 1.80×
• Total profit: $26,814
• Equity at exit: $15,784

Cash invested: $33,600 (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 81063

• Home prices YoY: -1.1%
• Active inventory: 29
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$52 /mo · $618/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $283

Break-even live

Break-even rent $925

Max offer price $120,000

Occupancy floor 73%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-19
   days on market $120,000 Active 34 DOM
2. 2026-06-18
   days on market $120,000 Active 33 DOM
3. 2026-06-17
   days on market $120,000 Active 32 DOM
4. 2026-06-16
   days on market $120,000 Active 31 DOM
5. 2026-06-15
   days on market $120,000 Active 30 DOM
6. 2026-06-13
   days on market $120,000 Active 28 DOM
7. 2026-06-12
   days on market $120,000 Active 27 DOM
8. 2026-06-09
   days on market $120,000 Active 24 DOM
9. 2026-06-08
   days on market $120,000 Active 23 DOM
10. 2026-06-07
    days on market $120,000 Active 22 DOM
11. 2026-06-04
    days on market $120,000 Active 18 DOM
12. 2026-06-02
    days on market $120,000 Active 17 DOM
13. 2026-06-01
    days on market $120,000 Active 16 DOM
14. 2026-05-31
    days on market $120,000 Active 15 DOM
15. 2026-05-31
    days on market $120,000 Active 14 DOM
16. 2026-05-16
    listed $120,000 Active
17. 2026-04-14
    price $120,000
18. 2025-09-10
    status Active
19. 2025-07-30
    listed $125,000 Active
20. 2024-07-12
    listed $140,000 Active
21. 2023-11-19
    historical
22. 2023-06-17
    price $135,000
23. 2023-06-16
    price $135,000
24. 2023-06-10
    price $140,000
25. 2023-06-09
    price $140,000
26. 2023-06-01
    price $145,000
27. 2023-06-01
    price $145,000
28. 2023-05-21
    price $150,000
29. 2023-05-20
    price $150,000
30. 2023-05-09
    price $160,000
31. 2023-04-13
    listed $165,000 Active
32. 2023-04-06
    listed $165,000 Active
33. 2023-04-02
    historical
34. 2023-03-21
    historical
35. 2023-03-05
    historical Active - Backup
36. 2023-03-05
    price $145,000
37. 2023-02-15
    listed $135,000 Active
38. 2023-02-09
    historical
39. 2023-02-02
    price $143,000
40. 2023-01-14
    price $145,000
41. 2022-12-10
    listed $155,000 Active
42. 2022-12-04
    historical
43. 2022-01-20
    soldstatus $95,000
44. 2022-01-20
    soldstatus $95,000
45. 2021-11-15
    listed $99,000
46. 2021-06-24
    soldstatus $84,750
47. 2021-06-24
    soldstatus $84,800
48. 2021-04-14
    listed $84,750
49. 2006-11-20
    soldstatus $19,500

ⓘ 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: $618 · $52/mo
• Projected year-2 tax: $660 · $55/mo
• Expected delta: +$42/yr (+$3/mo · 6.8%)

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

Taxation est. · year 1

• Rental income: $15,395
• − Mortgage interest: −$6,722
• − Property taxes: −$618
• − Insurance: −$600
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,491
• Taxable income: $1,501
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $3,032/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: Crowley County School District No. Re-1-J
• NCES district ID: 0803210
• Math proficiency: 16% ▼ -10.00%
• Reading proficiency: 28% ▼ -12.00%
• Median HH income: $35,031
• Composite: 21.28/100
• National rank: #13663
• State rank: #150 of 176 in CO

Livability — Ordway

• Score: 61/100
• State rank: #233
• US rank: #18425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ordway, CO
• Population (ZIP): 3,060

Population outlook (Crowley County) Hauer SSP2

• Today (2025): 5,612 people
• By 2030: 5,725 · +2.0%
• By 2040: 6,092 · +8.6%
• By 2050: 6,391 · +13.9%
• By 2075: 6,250 · +11.4%
• By 2100: 5,349 · -4.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 28% Two or more races 18% Black 7% Native American 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 3% Portuguese 2% Iranian 1%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 91% English-only · Spanish 8% Vietnamese 1%

Political lean MEDSL · Crowley

• 2024 margin: Solid R (+47.4) · D 24.7% · R 72.2% · Other 3.1%
• 2008→2024 swing: -20.2pp toward R · 2008: -27.2pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+47.7 2016: R+48.5 2012: R+25.9 2008: R+27.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.42%
• Current HPI: 211.1097
• 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

+515.4% since first listed

34 events — show timeline

• 2026-05-16 Listed $120,000 PARMLS
• 2026-04-14 Price Changed $120,000 PARMLS
• 2025-09-10 Relisted — PARMLS
• 2025-07-30 Listed $125,000 PARMLS
• 2024-07-12 Listed $140,000 PARMLS
• 2023-11-19 Listing Removed — IRES
• 2023-06-17 Price Changed $135,000 PARMLS
• 2023-06-16 Price Changed $135,000 IRES
• 2023-06-10 Price Changed $140,000 PARMLS
• 2023-06-09 Price Changed $140,000 IRES
• 2023-06-01 Price Changed $145,000 IRES
• 2023-06-01 Price Changed $145,000 PARMLS
• 2023-05-21 Price Changed $150,000 PARMLS
• 2023-05-20 Price Changed $150,000 IRES
• 2023-05-09 Price Changed $160,000 IRES
• 2023-04-13 Listed $165,000 PARMLS
• 2023-04-06 Listed $165,000 IRES
• 2023-04-02 Coming Soon — IRES
• 2023-03-21 Listing Removed — IRES
• 2023-03-05 Contingent — IRES
• 2023-03-05 Price Changed $145,000 IRES
• 2023-02-15 Listed $135,000 IRES
• 2023-02-09 Listing Removed — IRES
• 2023-02-02 Price Changed $143,000 IRES
• 2023-01-14 Price Changed $145,000 IRES
• 2022-12-10 Listed $155,000 IRES
• 2022-12-04 Coming Soon — IRES
• 2022-01-20 Sold (Public Records) $95,000 Public Records
• 2022-01-20 Sold (MLS) $95,000 PARMLS
• 2021-11-15 Listed $99,000 PARMLS
• 2021-06-24 Sold (Public Records) $84,800 Public Records
• 2021-06-24 Sold (MLS) $84,750 PARMLS
• 2021-04-14 Listed $84,750 PARMLS
• 2006-11-20 Sold (Public Records) $19,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $618 · +125.9% YoY. Source: county tax records.