9219 Colorado 12 · Weston, CO 81091

$100,500

3 bd · 1.0 ba · 2,200 sqft · SingleFamily public records · 73 Days on market

Built 1923 6,970 sqft lot ↓ 36% 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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.1/10.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks

Check out this grand home with original wood work, and quality craftsmanship. This home feels like grandma and grandpa lived here that sets the tone for a pleasant and welcoming atmosphere. Updated kitchen, bath, electrical and nice sized rooms including a large dining area and front room with views. Just a little work to get this charmer going again. Call Today!

Key facts

• Updated electrical
• Updated bath
• Updated kitchen

Tags

• ORIGINAL WOOD WORK
• QUALITY CRAFTSMANSHIP
• UPDATED KITCHEN
• UPDATED BATH
• UPDATED ELECTRICAL
• LARGE DINING AREA

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Frame and stucco construction; Composition roof
• Exterior features: Covered porch/patio; Has a view; Lot of approximately 0.16 acres; Residential zoning

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Refrigerator included; Total of 5 rooms; Carpet, tile, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 48/100 on livability (#420 in CO) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living B+; Watch: commute C-, health & safety C-, schools F.
• Primero Reorganized School District No. 2 (rural): math 35% / reading 55% proficiency, ranked #31 of 176 in CO (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 43 units permitted in Las Animas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $695 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Las Animas County population projected at -40% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $48k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,470 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — 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: 1.21% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.22%
• DSCR: 1.68
• GRM: 6.9

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,410
• Equity at exit: $14,985

10-year hold

• IRR: 15.2%
• Equity multiple: 2.23×
• Total profit: $34,696
• Equity at exit: $8,689

Cash invested: $28,140 (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 81091

• Home prices YoY: -1.2%
• Active inventory: 73
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$527
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $357

Break-even live

Break-even rent $760

Max offer price $100,500

Occupancy floor 66%

Sensitivity live

Price	-10% $414	-5% $385	+0% $357	+5% $329	+10% $300
Rent	-10% $261	-5% $309	+0% $357	+5% $405	+10% $453
Rate	-1.0pp $408	-0.5pp $383	base $357	+0.5pp $331	+1.0pp $304

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: $25,125
• Closing costs: $3,015
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $100,500 Active 73 DOM
2. 2026-06-21
   pricedays on market $100,500 Active 72 DOM
3. 2026-06-18
   days on market $118,400 Active 70 DOM
4. 2026-06-17
   days on market $118,400 Active 69 DOM
5. 2026-06-16
   days on market $118,400 Active 68 DOM
6. 2026-06-15
   days on market $118,400 Active 67 DOM
7. 2026-06-13
   days on market $118,400 Active 65 DOM
8. 2026-06-12
   days on market $118,400 Active 64 DOM
9. 2026-06-09
   days on market $118,400 Active 61 DOM
10. 2026-06-08
    days on market $118,400 Active 60 DOM
11. 2026-06-07
    days on market $118,400 Active 59 DOM
12. 2026-06-05
    days on market $118,400 Active 57 DOM
13. 2026-06-04
    days on market $118,400 Active 55 DOM
14. 2026-06-02
    days on market $118,400 Active 54 DOM
15. 2026-06-01
    days on market $118,400 Active 53 DOM
16. 2026-05-31
    days on market $118,400 Active 52 DOM
17. 2026-05-31
    days on market $118,400 Active 51 DOM
18. 2026-05-15
    price $118,400
19. 2026-04-09
    listed $148,000 Active
20. 2023-07-12
    price $145,000
21. 2023-07-12
    price $145,000
22. 2023-07-01
    price $165,000
23. 2023-07-01
    price $165,000
24. 2023-06-19
    listed $185,000 Active
25. 2023-06-19
    listed $185,000 Active
26. 2023-06-14
    listed $185,000 Active
27. 2023-06-14
    listed $185,000 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: $376 · $31/mo
• Projected year-2 tax: $553 · $46/mo
• Expected delta: +$176/yr (+$15/mo · 46.9%)

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

Taxation est. · year 1

• Rental income: $14,540
• − Mortgage interest: −$5,630
• − Property taxes: −$376
• − Insurance: −$502
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,924
• Taxable income: $2,782
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,616/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: Primero Reorganized School District No. 2
• NCES district ID: 0807260
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 55% ▲ 15.00%
• Median HH income: $48,167
• Composite: 40.65/100
• National rank: #7624
• State rank: #31 of 176 in CO

Livability — Weston

• Score: 48/100
• State rank: #420
• US rank: #26121

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,201

Population outlook (Las Animas County) Hauer SSP2

• Today (2025): 12,072 people
• By 2030: 10,972 · -9.1%
• By 2040: 8,825 · -26.9%
• By 2050: 7,245 · -40.0%
• By 2075: 5,139 · -57.4%
• By 2100: 3,922 · -67.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 55% Hispanic / Latino 33% Native American 16% Two or more races 14% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 28% Puerto Rican 2%
• Common ancestry: Slovak 4% Iranian 1% Serbian 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 75% English-only · Spanish 24% Tagalog/Filipino 1%

Political lean MEDSL · Las Animas

• 2024 margin: R (+13.5) · D 42.0% · R 55.5% · Other 2.4%
• 2008→2024 swing: -20.5pp toward R · 2008: 7.0pp · 2024: -13.5pp
• All cycles: 2024: R+13.5 2020: R+9.9 2016: R+15.6 2012: D+2.7 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.24%
• Current HPI: 273.1816
• 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

-36.0% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $118,400 SPMLS
• 2026-04-09 Listed $148,000 SPMLS
• 2023-07-12 Price Changed $145,000 PARMLS
• 2023-07-12 Price Changed $145,000 SPMLS
• 2023-07-01 Price Changed $165,000 SPMLS
• 2023-07-01 Price Changed $165,000 PARMLS
• 2023-06-19 Listed $185,000 PARMLS
• 2023-06-19 Listed $185,000 SPMLS
• 2023-06-14 Listed $185,000 SPMLS
• 2023-06-14 Listed $185,000 PARMLS

Property tax history

+6.2%/yr

Latest (2025): $376 · +60.5% YoY. Source: county tax records.