1002 Edison Ave · Alamosa, CO 81101

$130,000

2 bd · 1.0 ba · 1,162 sqft · SingleFamily public records · 271 Days on market

Built 1901 4,791 sqft lot Est $225k · 42% under ↓ 24% since listing

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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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Key facts

• 4,791 sq ft lot
• 2 parking spots
• Built 1901

Property features AI

Exterior

• Parking: Carport with space for 2 vehicles
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; High-speed internet available; Cellular phone reception
• Home design: Single-story; Residential single-family
• Construction: Stucco and stick-built construction
• Exterior features: Partial fencing; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 3.6% in Alamosa — 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 71/100 on livability (#79 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: schools F, crime F, employment F.
• Alamosa School District No. Re-11J (town): math 23% / reading 36% proficiency, ranked #59 of 86 in CO (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 188 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 51 units permitted in Alamosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Alamosa County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 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 1901 — 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. 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: 1.05% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.24%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $225,428
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Edison Ave	0.00mi	3/1.5 (+1)	1,162 (0%)	0mo	$95,000	$82	93
913 Hunt Ave	0.25mi	2/1.0	1,064 (-8%)	2mo	$194,000	$182	73
1306 State Ave	0.30mi	2/1.0	1,066 (-8%)	6mo	$207,000	$194	67
1121 San Juan Ave	0.13mi	3/1.0 (+1)	1,012 (-13%)	7mo	$115,000	$114	62
1114 La Due Ave	0.47mi	3/1.0 (+1)	1,201 (+3%)	12mo	$200,000	$167	57
422 Seventh St	0.37mi	2/1.0	1,046 (-10%)	13mo	$117,500	$112	56
206 Bell Ave	0.64mi	3/1.0 (+1)	1,074 (-8%)	2mo	$221,000	$206	51
1704 Ross Ave	0.53mi	2/1.0	1,009 (-13%)	5mo	$130,000	$129	49
1731 San Juan Ave	0.59mi	3/2.0 (+1)	1,260 (+8%)	5mo	$289,000	$229	45
123 Twelfth St	0.58mi	3/1.0 (+1)	1,014 (-13%)	3mo	$220,000	$217	45
1218 Second St	0.74mi	3/2.0 (+1)	1,235 (+6%)	4mo	$259,000	$210	43
1821 San Juan Ave	0.64mi	3/2.0 (+1)	1,232 (+6%)	12mo	$280,000	$227	41

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,347
• Equity at exit: $19,383

10-year hold

• IRR: 8.7%
• Equity multiple: 1.66×
• Total profit: $24,059
• Equity at exit: $11,240

Cash invested: $36,400 (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 81101

• Home prices YoY: -23.8%
• Active inventory: 188
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$682
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $310

Break-even live

Break-even rent $977

Max offer price $130,000

Occupancy floor 72%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
908 9th St Unit 908 Alamosa, CO	1.0	1.0	755	$1,000	$1.32	2d	1	0.12mi
1777 Edison Ave Apt 1 Alamosa, CO	3.0	1.0	1115	$1,425	$1.28	2d	1	0.57mi
729 3rd St Alamosa, CO	2.0	1.0	722	$1,250	$1.73	14d	1	0.60mi
122 10th St Alamosa, CO	2.0	1.0	946	$1,200	$1.27	2d	1	0.60mi
511 Crestone Ave Unit 511 Alamosa, CO	3.0	1.0	1205	$1,700	$1.41	14d	1	0.86mi
507 Crestone Ave Alamosa, CO	3.0	1.0	1205	$1,650	$1.37	23d	1	0.87mi
525 Washington Ave Alamosa, CO	3.0	2.0	1275	$1,950	$1.53	2d	1	0.90mi
517 Washington Ave Alamosa, CO	3.0	2.0	1275	$1,800	$1.41	23d	1	0.90mi
511 Washington Ave Alamosa, CO	3.0	2.0	1275	$1,850	$1.45	23d	1	0.91mi
509 Washington Ave Alamosa, CO	3.0	2.0	1275	$1,850	$1.45	23d	1	0.91mi
512 Bell Ct Unit B7 Alamosa, CO	2.0	1.0	980	$1,150	$1.17	2d	1	1.47mi
2614 First St Alamosa, CO	2.0	1.0	800	$950	$1.19	2d	1	1.49mi

Listing history 9 events

1. 2026-06-03
   days on market $130,000 Active 271 DOM
2. 2026-06-02
   days on market $130,000 Active 270 DOM
3. 2026-06-01
   days on market $130,000 Active 269 DOM
4. 2026-05-31
   days on market $130,000 Active 268 DOM
5. 2026-05-31
   days on market $130,000 Active 267 DOM
6. 2026-02-26
   price $130,000
7. 2025-10-23
   price $144,000
8. 2025-09-23
   price $162,000
9. 2025-09-05
   listed $172,000 Active

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$287/yr (+$24/mo · 67.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,436
• − Mortgage interest: −$7,282
• − Property taxes: −$428
• − Insurance: −$650
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$3,782
• Taxable income: $1,665
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $3,326/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: Alamosa School District No. Re-11J
• NCES district ID: 0802070
• Math proficiency: 23% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $34,857
• Composite: 24.29/100
• National rank: #7713
• State rank: #59 of 86 in CO

Livability — Alamosa

• Score: 71/100
• State rank: #79
• US rank: #7230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alamosa, CO
• County: Alamosa County · 15,550 people
• City population: 15,550
• Metro: nan
• Population (ZIP): 15,550
• Household income: $54,844
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 511.0

Population outlook (Alamosa County) Hauer SSP2

• Today (2025): 17,715 people
• By 2030: 18,383 · +3.8%
• By 2040: 19,792 · +11.7%
• By 2050: 21,412 · +20.9%
• By 2075: 26,342 · +48.7%
• By 2100: 28,866 · +62.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 50% White 44% Two or more races 24% Native American 5% Black 2%
• Hispanic origin (detail): Mexican 33%
• Common ancestry: Italian 4% Russian 2% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 78% English-only · Spanish 21%

Political lean MEDSL · Alamosa

• 2024 margin: R (+10.8) · D 43.1% · R 54.0% · Other 2.9%
• 2008→2024 swing: -24.9pp toward R · 2008: 14.1pp · 2024: -10.8pp
• All cycles: 2024: R+10.8 2020: R+0.7 2016: D+2.0 2012: D+16.3 2008: D+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.63%
• Current HPI: 284.5384
• Rent YoY: —
• Metro: nan
• 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

-24.4% since first listed

4 events — show timeline

• 2026-02-26 Price Changed $130,000 cren
• 2025-10-23 Price Changed $144,000 cren
• 2025-09-23 Price Changed $162,000 cren
• 2025-09-05 Listed $172,000 cren

Property tax history

+3.2%/yr

Latest (2025): $428 · -7.4% YoY. Source: county tax records.