40 E Sixth St · Las Animas, CO 81054

$95,000

3 bd · 1.0 ba · 1,108 sqft · SingleFamily public records · 56 Days on market

Built 1946 8,712 sqft lot Est $101k · 6% 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 +28.0/30.0
• ARV discount +10.1/15.0
• DSCR +9.9/10.0
• 1% rule +6.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

3-bedroom home with 1 bath, hardwood flooring, and a comfortable layout. Some updates are needed, making it a good opportunity for improvement. Fenced yard provides outdoor space, and the attached 2-car garage offers added storage and parking. Call for your tour.

Key facts

• Hardwood flooring
• Fenced yard
• Attached garage

Tags

• HARDWOOD FLOORING
• FENCED YARD
• OUTDOOR SPACE
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached carport (no enclosed garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Irregular lot
• Construction: Frame construction with wood siding; Composition roof; Above-grade finished living area
• Exterior features: Covered patio/porch; Shed(s)

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood; Wood; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; Evaporative cooling; Window AC unit(s)
• Interior features: Master bedroom on the main level; Crawl space basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.4% in Las Animas — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#89 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, employment F.
• Las Animas School District No. Re-1 (town): math 14% / reading 30% proficiency, ranked #76 of 86 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Las Animas Elementary School (math 27% / reading 32%, grade F, #512 of 966 statewide, top 55%, 246 students, 68% FRL); Las Animas Junior High School (math 24% / reading 30%, grade F, #150 of 270 statewide, top 57%, 90 students, 69% FRL); Las Animas High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 118 students, 58% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 6 units permitted in Bent County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bent County population projected at -20% 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1946 — 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 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?
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: 1.13% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.33%
• DSCR: 1.59
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $100,828
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 St. Vrain Ave	0.35mi	3/1.0	1,073 (-3%)	14mo	$152,000	$142	67
350 Vigil Ave	0.25mi	2/1.0 (-1)	1,140 (+3%)	14mo	$130,500	$114	67
509 5th St	0.43mi	2/1.0 (-1)	1,024 (-8%)	3mo	$93,000	$91	60
647 Garfield Ave	0.08mi	3/2.0	1,214 (+10%)	21mo	$148,500	$122	59
710 5th St	0.59mi	3/1.0	1,162 (+5%)	10mo	$44,000	$38	56
120 Elm Ave	0.56mi	3/1.0	1,200 (+8%)	9mo	$70,000	$58	52
722 Locust Ave	0.48mi	2/2.0 (-1)	1,076 (-3%)	22mo	$195,000	$181	45
243 Elm Ave	0.52mi	2/1.0 (-1)	1,252 (+13%)	6mo	$62,500	$50	45
307 Maple Ave	0.69mi	2/1.0 (-1)	970 (-12%)	14mo	$70,000	$72	31

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $3,382
• Equity at exit: $14,165

10-year hold

• IRR: 12.8%
• Equity multiple: 2.01×
• Total profit: $26,996
• Equity at exit: $8,214

Cash invested: $26,600 (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 81054

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$18 /mo · $213/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $296

Break-even live

Break-even rent $703

Max offer price $95,000

Occupancy floor 68%

Sensitivity live

Price	-10% $349	-5% $322	+0% $296	+5% $269	+10% $242
Rent	-10% $210	-5% $253	+0% $296	+5% $338	+10% $381
Rate	-1.0pp $343	-0.5pp $320	base $296	+0.5pp $271	+1.0pp $246

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $95,000 Active 56 DOM
2. 2026-06-21
   days on market $95,000 Active 55 DOM
3. 2026-06-21
   days on market $95,000 Active 54 DOM
4. 2026-06-18
   days on market $95,000 Active 52 DOM
5. 2026-06-17
   days on market $95,000 Active 51 DOM
6. 2026-06-16
   days on market $95,000 Active 50 DOM
7. 2026-06-15
   days on market $95,000 Active 49 DOM
8. 2026-06-13
   days on market $95,000 Active 47 DOM
9. 2026-06-12
   days on market $95,000 Active 46 DOM
10. 2026-06-09
    days on market $95,000 Active 43 DOM
11. 2026-06-08
    days on market $95,000 Active 42 DOM
12. 2026-06-07
    days on market $95,000 Active 41 DOM
13. 2026-06-05
    days on market $95,000 Active 39 DOM
14. 2026-06-04
    days on market $95,000 Active 37 DOM
15. 2026-06-02
    days on market $95,000 Active 36 DOM
16. 2026-06-01
    days on market $95,000 Active 35 DOM
17. 2026-05-31
    days on market $95,000 Active 34 DOM
18. 2026-05-31
    days on market $95,000 Active 33 DOM
19. 2026-04-28
    listed $95,000 Active
20. 2008-12-17
    soldstatus $67,000
21. 1991-09-12
    soldstatus $6,250
22. 1984-06-19
    soldstatus $20,000

ⓘ 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: $213 · $18/mo
• Projected year-2 tax: $522 · $44/mo
• Expected delta: +$310/yr (+$26/mo · 145.9%)

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

Taxation est. · year 1

• Rental income: $12,927
• − Mortgage interest: −$5,321
• − Property taxes: −$213
• − Insurance: −$475
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$2,764
• Taxable income: $2,086
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,046/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: Las Animas School District No. Re-1
• NCES district ID: 0805250
• Math proficiency: 14% ▲ 3.00%
• Reading proficiency: 30% ▲ 8.00%
• Median HH income: $33,597
• Composite: 17.94/100
• National rank: #8993
• State rank: #76 of 86 in CO

Livability — Las Animas

• Score: 70/100
• State rank: #89
• US rank: #7896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Animas, CO
• Population (ZIP): 4,760

Population outlook (Bent County) Hauer SSP2

• Today (2025): 5,223 people
• By 2030: 4,985 · -4.6%
• By 2040: 4,592 · -12.1%
• By 2050: 4,207 · -19.5%
• By 2075: 3,216 · -38.4%
• By 2100: 2,347 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 35% Two or more races 15% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Bent

• 2024 margin: Solid R (+38.9) · D 29.5% · R 68.3% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.5pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+33.9 2016: R+30.9 2012: R+14.6 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.76%
• Current HPI: 218.1482
• 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

+375.0% since first listed

4 events — show timeline

• 2026-04-28 Listed $95,000 PARMLS
• 2008-12-17 Sold (Public Records) $67,000 Public Records
• 1991-09-12 Sold (Public Records) $6,250 Public Records
• 1984-06-19 Sold (Public Records) $20,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $213 · +87.5% YoY. Source: county tax records.