125 7th St · Hugo, CO 80821

$120,000

3 bd · 1.0 ba · 1,178 sqft · SingleFamily public records · 53 Days on market

Built 1914 0.28 ac lot Est $161k · 26% 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 +17.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Are you looking for a slower pace? No traffic, safety, great friends, fresh air, sunshine, endless skies? This property may be just what you are looking for. Great proximity to Lincoln Community Hospital and Genoa - Hugo K-12 School and easy walking distance to everything else in town. Hugo is an amazing rural community with abundant small-town hospitality, great grocery store, hardware store/lumberyard, welcoming churches, good employment opportunities with Lincoln County, KC Electric, Eastern Slope Telephone, Lincoln Community Hospital, and the school. You will love all of the community and county events. Many opportunities to become involved. Only 15 minutes away from Limon whose amenities fill most of the other gaps. Less than an hour and a half from Denver and Colorado Springs. Bring your toolbelt and your creativity, because this century old home has tons of potential.

Key facts

• Century old home
• 0.28 acre lot
• 4 parking spots

Tags

• CENTURY OLD HOME

Property features AI

Finance

• Other: Lot in natural state; Zoned residential; Lot spans multiple lot numbers

Exterior

• Parking: 4 off-street parking spaces
• Utilities: Public water; Public sewer; Electricity connected (220 volts); Natural gas connected; Public maintained paved road frontage
• Home design: Single-family residence; One level (entry on ground level); Faces south; Currently listed for live/work; Property condition: fixer
• Construction: Frame construction with vinyl siding; Block and concrete perimeter foundation; Shingle roof; Built as a house (structure type: house)
• Exterior features: Private yard; Dog run; Front porch; Patio; Outdoor lighting; Rain gutters; Partial fencing

Interior

• Kitchen: Range
• Basement: Has basement — partial, unfinished with interior and exterior entry, bath stubbed; Basement ceiling about 7 feet
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Concrete; Tile; Vinyl
• Bathrooms: 2 bathrooms total — 1 full, 1 half (main level and basement)
• Heating & cooling: Baseboard heating; Hot water heating; Wood stove heating
• Interior features: Laminate counters; Wood-burning stove
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $110k (8.4% below list).
• Recommended offer: $110k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#42 in CO, #4,990 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Genoa-Hugo School District No. C-113 (rural): math 20% / reading 25% proficiency, ranked #143 of 176 in CO (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 11 active listings in the ZIP; 8 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($830 loan paydown + $8k appreciation (6.7% local appreciation)).
• At projected returns (6.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $61k; list at $120k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,898 (8.4% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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: 0.92% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.35%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $161,386
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 6th St	0.13mi	3/2.0	1,328 (+13%)	3mo	$250,000	$188	66
728 6th St	0.50mi	3/2.0	1,161 (-1%)	18mo	$87,500	$75	55
709 5th St	0.64mi	3/2.0	1,040 (-12%)	3mo	$50,000	$48	44
322 3rd St	0.42mi	3/2.0	1,336 (+13%)	22mo	$183,300	$137	36

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

Projected returns pro-forma

6.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.35×
• Total profit: $45,380
• Equity at exit: $80,519

10-year hold

• IRR: 18.7%
• Equity multiple: 4.80×
• Total profit: $127,705
• Equity at exit: $150,619

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 80821

• Home prices YoY: 2.2%
• Active inventory: 11
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $94

Break-even live

Break-even rent $980

Max offer price $120,000

Occupancy floor 86%

Sensitivity live

Price	-10% $162	-5% $128	+0% $94	+5% $60	+10% $26
Rent	-10% $7	-5% $50	+0% $94	+5% $137	+10% $181
Rate	-1.0pp $154	-0.5pp $124	base $94	+0.5pp $63	+1.0pp $31

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 29 events

1. 2026-06-21
   days on market $120,000 Active 53 DOM
2. 2026-06-18
   days on market $120,000 Active 51 DOM
3. 2026-06-17
   days on market $120,000 Active 50 DOM
4. 2026-06-16
   days on market $120,000 Active 49 DOM
5. 2026-06-15
   days on market $120,000 Active 48 DOM
6. 2026-06-13
   days on market $120,000 Active 46 DOM
7. 2026-06-12
   days on market $120,000 Active 45 DOM
8. 2026-06-09
   days on market $120,000 Active 42 DOM
9. 2026-06-08
   days on market $120,000 Active 41 DOM
10. 2026-06-07
    days on market $120,000 Active 40 DOM
11. 2026-06-07
    days on market $120,000 Active 39 DOM
12. 2026-06-04
    days on market $120,000 Active 36 DOM
13. 2026-06-02
    days on market $120,000 Active 35 DOM
14. 2026-06-01
    days on market $120,000 Active 34 DOM
15. 2026-05-31
    days on market $120,000 Active 33 DOM
16. 2026-05-31
    days on market $120,000 Active 32 DOM
17. 2026-04-28
    listed $125,000 Active 887-char remark

    Show marketing remark (887 chars)

    Are you looking for a slower pace? No traffic, safety, great friends, fresh air, sunshine, endless skies? This property may be just what you are looking for. Great proximity to Lincoln Community Hospital and Genoa - Hugo K-12 School and easy walking distance to everything else in town. Hugo is an amazing rural community with abundant small-town hospitality, great grocery store, hardware store/lumberyard, welcoming churches, good employment opportunities with Lincoln County, KC Electric, Eastern Slope Telephone, Lincoln Community Hospital, and the school. You will love all of the community and county events. Many opportunities to become involved. Only 15 minutes away from Limon whose amenities fill most of the other gaps. Less than an hour and a half from Denver and Colorado Springs. Bring your toolbelt and your creativity, because this century old home has tons of potential.

18. 2026-04-28
    listed $125,000 Active 887-char remark

    Show marketing remark (887 chars)

    Are you looking for a slower pace? No traffic, safety, great friends, fresh air, sunshine, endless skies? This property may be just what you are looking for. Great proximity to Lincoln Community Hospital and Genoa - Hugo K-12 School and easy walking distance to everything else in town. Hugo is an amazing rural community with abundant small-town hospitality, great grocery store, hardware store/lumberyard, welcoming churches, good employment opportunities with Lincoln County, KC Electric, Eastern Slope Telephone, Lincoln Community Hospital, and the school. You will love all of the community and county events. Many opportunities to become involved. Only 15 minutes away from Limon whose amenities fill most of the other gaps. Less than an hour and a half from Denver and Colorado Springs. Bring your toolbelt and your creativity, because this century old home has tons of potential.

19. 2024-09-27
    historical
20. 2024-09-27
    historical
21. 2024-07-02
    listed $125,000 Active
22. 2024-07-02
    listed $125,000 Active
23. 2017-03-29
    historical
24. 2016-11-18
    listed $85,000 Active
25. 2016-11-04
    historical
26. 2016-10-04
    price $85,500
27. 2016-05-11
    listed $89,000 Active
28. 2006-05-23
    soldstatus $60,700
29. 1994-03-01
    soldstatus $25,000

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,141 · $95/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥93°F today · 17 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: $13,188
• − Mortgage interest: −$6,722
• − Property taxes: −$1,141
• − Insurance: −$600
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$3,491
• Taxable loss: −$876
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,336/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: Genoa-Hugo School District No. C-113
• NCES district ID: 0804740
• Math proficiency: 20% ▬ 0.00%
• Reading proficiency: 25% ▼ -15.00%
• Median HH income: $43,116
• Composite: 22.46/100
• National rank: #13461
• State rank: #143 of 176 in CO

Livability — Hugo

• Score: 73/100
• State rank: #42
• US rank: #4990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hugo, CO
• Population (ZIP): 1,250

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,641 people
• By 2030: 5,650 · +0.2%
• By 2040: 5,679 · +0.7%
• By 2050: 5,657 · +0.3%
• By 2075: 5,431 · -3.7%
• By 2100: 4,258 · -24.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 9% Hispanic / Latino 4% Black 1%
• Common ancestry: Serbian 6% Romanian 5% Italian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+64.5) · D 16.8% · R 81.3% · Other 1.9%
• 2008→2024 swing: -13.7pp toward R · 2008: -50.8pp · 2024: -64.5pp
• All cycles: 2024: R+64.5 2020: R+62.8 2016: R+61.4 2012: R+50.1 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.66%
• Current HPI: 311.6723
• 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

+400.0% since first listed

13 events — show timeline

• 2026-04-28 Listed $125,000 IRES
• 2026-04-28 Listed $125,000 REColorado as Distributed by MLS Grid
• 2024-09-27 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-09-27 Listing Removed — IRES
• 2024-07-02 Listed $125,000 REColorado as Distributed by MLS Grid
• 2024-07-02 Listed $125,000 IRES
• 2017-03-29 Listing Removed — REColorado as Distributed by MLS Grid
• 2016-11-18 Listed $85,000 REColorado as Distributed by MLS Grid
• 2016-11-04 Listing Removed — REColorado as Distributed by MLS Grid
• 2016-10-04 Price Changed $85,500 REColorado as Distributed by MLS Grid
• 2016-05-11 Listed $89,000 REColorado as Distributed by MLS Grid
• 2006-05-23 Sold (Public Records) $60,700 Public Records
• 1994-03-01 Sold (Public Records) $25,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,141 · +69.5% YoY. Source: county tax records.