605 S Utah Ave · Haxtun, CO 80731

$149,900

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 350 Days on market

Built 1918 10,018 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Appreciation +4.2/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

FIXER UPPER!!! This property needs some TLC. It offers a big corner lot along HWY 6. Its a 2 bedroom 1 bath home with original wood floors. Unfinished basement with lots of possibilities. Need a project this is it ~ Call Today!!

Key facts

• Fenced yard
• Solid foundation
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• OUTDOOR LIVING
• SOLID FOUNDATION

Property features AI

Finance

• HOA & community: No association fees or transfer fees

Exterior

• Parking: No garage
• Utilities: City water with meter installed; Public sewer; Natural gas available (Black Hills); Electricity available; Town trash service (Town of Haxtun)
• Home design: Single-family residence; One level; Residential zoning; Not new construction (previously owned)
• Construction: Frame construction; Metal roof; Below-grade finished area present; Above-grade finished area present
• Exterior features: Enclosed patio/porch; Sprinkler system; Storage structure; Fenced yard with wood fencing; Corner lot with evergreen and deciduous trees; House faces east; City limits location; Paved streets with curbs, gutters, sidewalks, street lights, and alley access; Asphalt road frontage (city street); Minimal flood risk (C rating)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms (all bedrooms conform)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms (1 on main level, 1 in basement)
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: Eat-in kitchen; Separate dining room; Open floor plan; Window coverings

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (24.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (41.0% below list).
• Recommended offer: $88k (41.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#37 in CO, #4,551 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Haxtun School District No. Re-2J (rural): math 25% / reading 35% proficiency, ranked #109 of 176 in CO (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Haxtun Elementary School (reading 24%, 176 students, 30% FRL); Haxtun Jr/Sr High School (math 30% / reading 30%, grade F, #231 of 381 statewide, top 61%, 158 students, 26% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 16 active listings in the ZIP; 6 units permitted in Phillips County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Phillips County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 350 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $150k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,454 (41.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 350 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.04%
• DSCR: 0.73
• GRM: 14.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.8%
• Equity multiple: 0.32×
• Total profit: $-28,556
• Equity at exit: $32,193

10-year hold

• IRR: -10.1%
• Equity multiple: 0.19×
• Total profit: $-34,008
• Equity at exit: $30,511

Cash invested: $41,972 (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 80731

• Home prices YoY: -0.6%
• Active inventory: 16
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $885 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$61 /mo · $738/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-211

Break-even live

Break-even rent $1,152

Max offer price $112,585

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 350 DOM
2. 2026-06-17
   days on market $149,900 Active 349 DOM
3. 2026-06-16
   days on market $149,900 Active 348 DOM
4. 2026-06-15
   days on market $149,900 Active 347 DOM
5. 2026-06-13
   days on market $149,900 Active 345 DOM
6. 2026-06-12
   days on market $149,900 Active 344 DOM
7. 2026-06-09
   days on market $149,900 Active 341 DOM
8. 2026-06-08
   days on market $149,900 Active 340 DOM
9. 2026-06-07
   days on market $149,900 Active 339 DOM
10. 2026-06-05
    days on market $149,900 Active 337 DOM
11. 2026-06-04
    days on market $149,900 Active 335 DOM
12. 2026-06-02
    days on market $149,900 Active 334 DOM
13. 2026-06-01
    days on market $149,900 Active 333 DOM
14. 2026-05-31
    days on market $149,900 Active 332 DOM
15. 2026-05-31
    days on market $149,900 Active 331 DOM
16. 2026-01-02
    status Active
17. 2025-12-30
    historical
18. 2025-10-27
    price $149,900
19. 2025-06-30
    listed $169,900 Active
20. 2012-10-16
    soldstatus $15,000 233-char remark

    Show marketing remark (233 chars)

    FIXER UPPER!!! This property needs some TLC. It offers a big corner lot along HWY 6. Its a 2 bedroom 1 bath home with original wood floors. Unfinished basement with lots of possibilities. Need a project this is it ~ Call Today!!

21. 2012-10-12
    soldstatus $15,000
22. 2012-05-18
    listed $25,000 233-char remark

    Show marketing remark (233 chars)

    FIXER UPPER!!! This property needs some TLC. It offers a big corner lot along HWY 6. Its a 2 bedroom 1 bath home with original wood floors. Unfinished basement with lots of possibilities. Need a project this is it ~ Call Today!!

23. 1999-09-16
    soldstatus $35,000

ⓘ 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: $738 · $61/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$87/yr (+$7/mo · 11.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,614
• − Mortgage interest: −$8,397
• − Property taxes: −$738
• − Insurance: −$750
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$4,361
• Taxable loss: −$5,328
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $-1,256/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: Haxtun School District No. Re-2J
• NCES district ID: 0804560
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $43,648
• Composite: 28.41/100
• National rank: #12119
• State rank: #109 of 176 in CO

Livability — Haxtun

• Score: 74/100
• State rank: #37
• US rank: #4551

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: Haxtun, CO
• Population (ZIP): 1,484

Population outlook (Phillips County) Hauer SSP2

• Today (2025): 4,082 people
• By 2030: 3,936 · -3.6%
• By 2040: 3,615 · -11.4%
• By 2050: 3,267 · -20.0%
• By 2075: 2,623 · -35.7%
• By 2100: 1,950 · -52.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Phillips

• 2024 margin: Solid R (+62.7) · D 17.5% · R 80.2% · Other 2.3%
• 2008→2024 swing: -18.9pp toward R · 2008: -43.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+59.2 2016: R+58.1 2012: R+46.3 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.56%
• Current HPI: 256.23
• 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

+328.3% since first listed

8 events — show timeline

• 2026-01-02 Relisted — IRES
• 2025-12-30 Listing Removed — IRES
• 2025-10-27 Price Changed $149,900 IRES
• 2025-06-30 Listed $169,900 IRES
• 2012-10-16 Sold (MLS) $15,000 IRES
• 2012-10-12 Sold (Public Records) $15,000 Public Records
• 2012-05-18 Listed $25,000 IRES
• 1999-09-16 Sold (Public Records) $35,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $738 · +121.6% YoY. Source: county tax records.