324 Elm St · Arriba, CO 80804

$60,000

4 bd · 2.0 ba · 978 sqft · SingleFamily · 51 Days on market

Built 1940 Fair condition 0.26 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This two-bedroom home located in Arriba has the potential to be updated or scraped and start new. Double lot in town with easy access to I-70 and Limon. Metal roof. Oversized 1 car garage. Lots of potential. Basement is plumbed for a 2nd bathroom. Buyer responsible for verifying all listing details including square footage. Property is being sold strictly as is.

Key facts

• Easy access to i-70
• Metal roof
• Double lot

Tags

• DOUBLE LOT
• METAL ROOF
• EASY ACCESS TO I-70

Property features AI

Exterior

• Parking: Detached 1-car garage; Total of 1 parking space
• Utilities: Cable available; Electricity connected; Natural gas connected; Phone connected; Community sewer
• Home design: Single-family residence; One story; East-facing; Fixer condition; Property is detached
• Construction: Frame construction with vinyl and wood siding; Metal roof; Slab foundation; Built as a house
• Exterior features: Level lot; Public water

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level; Basement has bath stubbed for additional bathroom
• Heating & cooling: Forced air heating
• Interior features: Primary suite; Unfinished basement with bath rough-in/stubbed
• Laundry & utility: Utilities include electricity and natural gas connected

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#409 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Arriba-Flagler Consolidated School District No. 20 (rural): math 20% / reading 35% proficiency, ranked #125 of 176 in CO (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 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 $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($58k) 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.11%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $25,428
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Colorado Ave	0.18mi	3/2.0 (-1)	960 (-2%)	16mo	$25,000	$26	70

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

Projected returns pro-forma

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

5-year hold

• IRR: 36.0%
• Equity multiple: 3.03×
• Total profit: $34,094
• Equity at exit: $26,979

10-year hold

• IRR: 36.1%
• Equity multiple: 5.99×
• Total profit: $83,774
• Equity at exit: $41,577

Cash invested: $16,800 (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 80804

• Active inventory: 8
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $422

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $463	-5% $442	+0% $422	+5% $401	+10% $380
Rent	-10% $338	-5% $380	+0% $422	+5% $463	+10% $505
Rate	-1.0pp $452	-0.5pp $437	base $422	+0.5pp $406	+1.0pp $390

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $60,000 Active 51 DOM
2. 2026-06-19
   days on market $60,000 Active 49 DOM
3. 2026-06-18
   days on market $60,000 Active 48 DOM
4. 2026-06-17
   days on market $60,000 Active 47 DOM
5. 2026-06-16
   days on market $60,000 Active 46 DOM
6. 2026-06-15
   days on market $60,000 Active 45 DOM
7. 2026-06-14
   days on market $60,000 Active 43 DOM
8. 2026-06-12
   days on market $60,000 Active 42 DOM
9. 2026-06-09
   days on market $60,000 Active 39 DOM
10. 2026-06-08
    days on market $60,000 Active 38 DOM
11. 2026-06-07
    days on market $60,000 Active 37 DOM
12. 2026-06-05
    days on market $60,000 Active 35 DOM
13. 2026-06-04
    days on market $60,000 Active 33 DOM
14. 2026-06-02
    days on market $60,000 Active 32 DOM
15. 2026-06-01
    days on market $60,000 Active 31 DOM
16. 2026-05-31
    days on market $60,000 Active 30 DOM
17. 2026-05-31
    days on market $60,000 Active 29 DOM
18. 2026-05-01
    listed $60,000 Active 364-char remark

    Show marketing remark (364 chars)

    This two-bedroom home located in Arriba has the potential to be updated or scraped and start new. Double lot in town with easy access to I-70 and Limon. Metal roof. Oversized 1 car garage. Lots of potential. Basement is plumbed for a 2nd bathroom. Buyer responsible for verifying all listing details including square footage. Property is being sold strictly as is.

19. 2026-05-01
    listed $60,000 Active 364-char remark

    Show marketing remark (364 chars)

    This two-bedroom home located in Arriba has the potential to be updated or scraped and start new. Double lot in town with easy access to I-70 and Limon. Metal roof. Oversized 1 car garage. Lots of potential. Basement is plumbed for a 2nd bathroom. Buyer responsible for verifying all listing details including square footage. Property is being sold strictly as is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,702
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,016
• − Management: −$1,016
• − Depreciation: −$1,745
• Taxable income: $4,363
• Est. tax owed @ 24.0%: −$1,047
• After-tax cash flow: $4,012/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations, including landscaping, exterior painting, and bathroom and interior updates. The property has potential for increased value with these improvements.

Repairs flagged

• Major Landscaping — Overgrown and unkempt
• Major Exterior siding — Weathered and in poor condition
• Major Paint — Faded and peeling
• Major Bathroom tiles — Worn and in need of replacement

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and property value
• Both Bathroom renovation — Improves functionality and aesthetics
• Both Interior painting — Freshens up the interior and makes it more appealing

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown and unkempt	Major	$15,000–50,000
Exterior siding · Weathered and in poor condition	Major	$15,000–50,000
Paint · Faded and peeling	Major	$15,000–50,000
Bathroom tiles · Worn and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and property value ↑
• Both Bathroom renovation — Improves functionality and aesthetics ↑
• Both Interior painting — Freshens up the interior and makes it more appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arriba-Flagler Consolidated School District No. 20
• NCES district ID: 0802260
• Math proficiency: 20% ▼ -5.00%
• Reading proficiency: 35% ▲ 5.00%
• Median HH income: $41,527
• Composite: 26.23/100
• National rank: #12701
• State rank: #125 of 176 in CO

Livability — Arriba

• Score: 50/100
• State rank: #409
• US rank: #25694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arriba, CO
• Population (ZIP): 376

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 (77%)
• Race & ethnicity: White 77% Native American 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 6% Lithuanian 3% Iranian 2%
• Languages at home: 97% English-only · Spanish 3%

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: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-01 Listed $60,000 IRES
• 2026-05-01 Listed $60,000 REColorado as Distributed by MLS Grid