620 S 7th St · Springfield, CO 81073

$144,999

4 bd · 2.0 ba · 1,967 sqft · Other · 373 Days on market

Built 1950 6,750 sqft 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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Wonderful Updated Ranch Home available. 4 Bedroom, 2 Bathroom home with 2 Living areas and a den/dining area. Living Rooms on each level. Upstairs you'll fine a wonderful Wood Burning Stove in the additional Den. Downstairs you'll find a nice size living area with a gas fireplace. Large fenced yard with a shed, amazing grass, gardening section, and a sprinkler system for both the front and back. A large A/C unit has been installed to cool both levels perfectly. This home is ready to move into and at a great price!

Key facts

• Laminate flooring
• Spacious backyard
• Gas fireplace

Tags

• LAMINATE FLOORING
• ANTIQUE WOODBURNING STOVE
• FINISHED BASEMENT
• GAS FIREPLACE
• SPACIOUS BACKYARD
• VEGETABLE GARDEN

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction with wood siding
• Construction: Composition roof; Full, finished basement
• Exterior features: Garden; Front porch; Wood fencing

Interior

• Kitchen: Range; Oven; Dishwasher; Garbage disposal; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Master bedroom on main level; Double pane windows with wood frames; Gas log fireplace in family room; additional basement wood-burning stove (1 fireplace total)
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $182 ($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 $135k (6.9% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#145 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Springfield School District No. Re-4 (rural): math 20% / reading 25% proficiency, ranked #149 of 176 in CO (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Springfield Elementary School (math 10% / reading 15%, grade F, #854 of 966 statewide, top 90%, 169 students, 62% FRL); Springfield Junior/Senior High School (math 15% / reading 15%, grade F, #346 of 381 statewide, top 91%, 135 students, 58% FRL) — zoned schools average 60% FRL vs 44% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 5 units permitted in Baca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Baca County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 373 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 373 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 9.0

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: 12.5%
• Equity multiple: 1.71×
• Total profit: $28,984
• Equity at exit: $65,198

10-year hold

• IRR: 14.5%
• Equity multiple: 3.14×
• Total profit: $86,920
• Equity at exit: $100,478

Cash invested: $40,600 (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 81073

• Active inventory: 16
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$64 /mo · $769/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $182

Break-even live

Break-even rent $1,120

Max offer price $144,999

Occupancy floor 82%

Sensitivity live

Price	-10% $264	-5% $223	+0% $182	+5% $141	+10% $100
Rent	-10% $75	-5% $128	+0% $182	+5% $235	+10% $288
Rate	-1.0pp $255	-0.5pp $219	base $182	+0.5pp $144	+1.0pp $106

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $144,999 Active 373 DOM
2. 2026-06-21
   days on market $144,999 Active 372 DOM
3. 2026-06-18
   days on market $144,999 Active 370 DOM
4. 2026-06-17
   days on market $144,999 Active 369 DOM
5. 2026-06-16
   days on market $144,999 Active 368 DOM
6. 2026-06-15
   days on market $144,999 Active 367 DOM
7. 2026-06-13
   days on market $144,999 Active 365 DOM
8. 2026-06-12
   days on market $144,999 Active 364 DOM
9. 2026-06-09
   days on market $144,999 Active 361 DOM
10. 2026-06-08
    days on market $144,999 Active 360 DOM
11. 2026-06-07
    days on market $144,999 Active 359 DOM
12. 2026-06-07
    days on market $144,999 Active 358 DOM
13. 2026-06-04
    days on market $144,999 Active 355 DOM
14. 2026-06-02
    days on market $144,999 Active 354 DOM
15. 2026-06-01
    price $144,999 Active 353 DOM
16. 2026-06-01
    days on market $149,999 Active 353 DOM
17. 2026-05-31
    days on market $149,999 Active 352 DOM
18. 2026-05-31
    days on market $149,999 Active 351 DOM
19. 2026-05-21
    status Active
20. 2026-05-15
    historical Active Under Contract
21. 2026-03-02
    price $149,999
22. 2026-01-22
    price $154,999
23. 2026-01-02
    status Active
24. 2025-10-23
    price $159,999
25. 2025-06-12
    listed $170,000 Active
26. 2021-07-15
    soldstatus $105,000
27. 2021-07-09
    soldstatus $105,000 526-char remark

    Show marketing remark (526 chars)

    Wonderful Updated Ranch Home available. 4 Bedroom, 2 Bathroom home with 2 Living areas and a den/dining area. Living Rooms on each level. Upstairs you'll fine a wonderful Wood Burning Stove in the additional Den. Downstairs you'll find a nice size living area with a gas fireplace. Large fenced yard with a shed, amazing grass, gardening section, and a sprinkler system for both the front and back. A large A/C unit has been installed to cool both levels perfectly. This home is ready to move into and at a great price!

28. 2021-06-04
    listed $110,000 526-char remark

    Show marketing remark (526 chars)

    Wonderful Updated Ranch Home available. 4 Bedroom, 2 Bathroom home with 2 Living areas and a den/dining area. Living Rooms on each level. Upstairs you'll fine a wonderful Wood Burning Stove in the additional Den. Downstairs you'll find a nice size living area with a gas fireplace. Large fenced yard with a shed, amazing grass, gardening section, and a sprinkler system for both the front and back. A large A/C unit has been installed to cool both levels perfectly. This home is ready to move into and at a great price!

29. 2017-04-06
    soldstatus $72,500

ⓘ 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: $769 · $64/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$29/yr (+$2/mo · 3.8%)

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

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$8,122
• − Property taxes: −$769
• − Insurance: −$725
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$4,218
• Taxable loss: −$226
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $2,234/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: Springfield School District No. Re-4
• NCES district ID: 0806630
• Math proficiency: 20% ▲ 5.00%
• Reading proficiency: 25% ▲ 5.00%
• Median HH income: $33,541
• Composite: 21.55/100
• National rank: #13620
• State rank: #149 of 176 in CO

Livability — Springfield

• Score: 66/100
• State rank: #145
• US rank: #12006

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, CO
• Population (ZIP): 1,880

Population outlook (Baca County) Hauer SSP2

• Today (2025): 3,249 people
• By 2030: 3,053 · -6.0%
• By 2040: 2,691 · -17.2%
• By 2050: 2,362 · -27.3%
• By 2075: 1,812 · -44.2%
• By 2100: 1,263 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 14% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 2% Vietnamese 2% Tagalog/Filipino 1%

Political lean MEDSL · Baca

• 2024 margin: Solid R (+70.4) · D 13.7% · R 84.1% · Other 2.1%
• 2008→2024 swing: -22.8pp toward R · 2008: -47.6pp · 2024: -70.4pp
• All cycles: 2024: R+70.4 2020: R+69.7 2016: R+68.2 2012: R+52.1 2008: R+47.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+106.9% since first listed

11 events — show timeline

• 2026-05-21 Relisted — PARMLS
• 2026-05-15 Contingent — PARMLS
• 2026-03-02 Price Changed $149,999 PARMLS
• 2026-01-22 Price Changed $154,999 PARMLS
• 2026-01-02 Relisted — PARMLS
• 2025-10-23 Price Changed $159,999 PARMLS
• 2025-06-12 Listed $170,000 PARMLS
• 2021-07-15 Sold (Public Records) $105,000 Public Records
• 2021-07-09 Sold (MLS) $105,000 REColorado as Distributed by MLS Grid
• 2021-06-04 Listed $110,000 REColorado as Distributed by MLS Grid
• 2017-04-06 Sold (Public Records) $72,500 Public Records

Property tax history

+10.9%/yr

Latest (2025): $769 · +132.1% YoY. Source: county tax records.