212 Gerrard Ave · Boone, CO 81025

$85,500

2 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 30 Days on market

Built 1954 6,098 sqft 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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Remodeled home ready to move into! This 2 bedroom 1 bath home has new flooring, paint, new electrical service, new roof, and newer furnace! The kitchen has plenty of cabinet space and is big enough for your dining room table. Large living room and front entry add even more space. The basement has plenty of room for extra storage as well. This home sits on a corner lot with access for off street parking and enough room for all of your toys. Don't forget about the detached garage!

Key facts

• New floors
• Updated electrical
• Newer furnace

Tags

• CORNER LOT
• NEW FLOORS
• NEW PAINT
• UPDATED ELECTRICAL
• NEW ROOF
• NEWER FURNACE

Property features AI

Finance

• Other: Zoning: A-1
• HOA & community: No association amenities

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Frame construction with vinyl siding
• Construction: Composition roof; Partial finished area below grade
• Exterior features: Covered patio/porch; Irregular lot; Outbuilding/shed

Interior

• Kitchen: Refrigerator; Electric cooktop
• Bedrooms: 2 main-level bedrooms
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Natural gas forced-air heating; Ceiling fans; Evaporative cooling; Window air conditioning units
• Interior features: Ceiling fans; Master bedroom on main level; Double pane windows; Partial concrete basement
• Laundry & utility: Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#230 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment B+; Watch: health & safety C-, amenities F, commute F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Winds Elementary School (math 24% / reading 27%, grade F, #594 of 966 statewide, top 62%, 500 students, 47% FRL); Sky View Middle School (math 22% / reading 47%, grade F, #106 of 270 statewide, top 42%, 577 students, 41% FRL); Pueblo West High School (math 23% / reading 52%, grade F, #192 of 381 statewide, top 51%, 1,484 students, 40% FRL).
• Market conditions: 15 active listings in the ZIP; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($591 loan paydown + $9k appreciation (10.0% local appreciation)).
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,217 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 3.74×
• Total profit: $65,548
• Equity at exit: $77,025

10-year hold

• IRR: 30.4%
• Equity multiple: 8.44×
• Total profit: $178,122
• Equity at exit: $166,108

Cash invested: $23,940 (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 81025

• Home prices YoY: 2.3%
• Active inventory: 15
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$448
• Tax from tax record: −$93 /mo · $1,111/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $298

Break-even live

Break-even rent $730

Max offer price $85,500

Occupancy floor 68%

Sensitivity live

Price	-10% $346	-5% $322	+0% $298	+5% $274	+10% $250
Rent	-10% $210	-5% $254	+0% $298	+5% $342	+10% $385
Rate	-1.0pp $341	-0.5pp $320	base $298	+0.5pp $276	+1.0pp $253

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $85,500 Active 30 DOM
2. 2026-06-19
   days on market $85,500 Active 28 DOM
3. 2026-06-18
   days on market $85,500 Active 27 DOM
4. 2026-06-17
   days on market $85,500 Active 26 DOM
5. 2026-06-16
   days on market $85,500 Active 25 DOM
6. 2026-06-15
   days on market $85,500 Active 24 DOM
7. 2026-06-14
   pricestatusdays on market $85,500 Active 22 DOM
8. 2026-06-13
   days on market $99,900 Active Under Contract 21 DOM
9. 2026-06-10
   days on market $99,900 Active Under Contract 19 DOM
10. 2026-06-09
    days on market $99,900 Active Under Contract 18 DOM
11. 2026-06-08
    days on market $99,900 Active Under Contract 17 DOM
12. 2026-06-07
    days on market $99,900 Active Under Contract 16 DOM
13. 2026-06-05
    days on market $99,900 Active Under Contract 13 DOM
14. 2026-06-03
    days on market $99,900 Active Under Contract 12 DOM
15. 2026-06-03
    status $99,900 Active Under Contract 11 DOM
16. 2026-06-02
    days on market $99,900 Active 11 DOM
17. 2026-06-01
    days on market $99,900 Active 10 DOM
18. 2026-05-31
    days on market $99,900 Active 9 DOM
19. 2026-05-30
    days on market $99,900 Active 8 DOM
20. 2026-05-21
    listed $99,900 Active
21. 2025-10-16
    status Active
22. 2025-08-26
    price $129,000
23. 2025-07-31
    status Active
24. 2025-03-30
    historical Active Under Contract
25. 2025-03-15
    listed $131,000 Active
26. 2024-11-08
    soldstatus $118,200
27. 2024-10-24
    soldstatus $118,200 Closed 484-char remark

    Show marketing remark (484 chars)

    Remodeled home ready to move into! This 2 bedroom 1 bath home has new flooring, paint, new electrical service, new roof, and newer furnace! The kitchen has plenty of cabinet space and is big enough for your dining room table. Large living room and front entry add even more space. The basement has plenty of room for extra storage as well. This home sits on a corner lot with access for off street parking and enough room for all of your toys. Don't forget about the detached garage!

28. 2024-10-02
    status Pending 484-char remark

    Show marketing remark (484 chars)

    Remodeled home ready to move into! This 2 bedroom 1 bath home has new flooring, paint, new electrical service, new roof, and newer furnace! The kitchen has plenty of cabinet space and is big enough for your dining room table. Large living room and front entry add even more space. The basement has plenty of room for extra storage as well. This home sits on a corner lot with access for off street parking and enough room for all of your toys. Don't forget about the detached garage!

29. 2024-09-30
    listed $124,900 Active 484-char remark

    Show marketing remark (484 chars)

    Remodeled home ready to move into! This 2 bedroom 1 bath home has new flooring, paint, new electrical service, new roof, and newer furnace! The kitchen has plenty of cabinet space and is big enough for your dining room table. Large living room and front entry add even more space. The basement has plenty of room for extra storage as well. This home sits on a corner lot with access for off street parking and enough room for all of your toys. Don't forget about the detached garage!

30. 2018-09-04
    soldstatus $18,500
31. 2018-05-23
    listed $20,000
32. 2018-04-09
    soldstatus $18,000
33. 2018-04-06
    soldstatus $18,000
34. 2018-03-12
    listed $38,000
35. 2017-11-28
    listed $38,875

ⓘ 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: $1,111 · $93/mo
• Projected year-2 tax: $1,111 · $93/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,283
• − Mortgage interest: −$4,789
• − Property taxes: −$1,111
• − Insurance: −$428
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,487
• Taxable income: $2,343
• Est. tax owed @ 24.0%: −$562
• After-tax cash flow: $3,013/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Boone

• Score: 61/100
• State rank: #230
• US rank: #18338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boone, CO
• Population (ZIP): 787

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 30% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 4% Iranian 2% Lithuanian 2%
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.18%
• Current HPI: 538.4859
• 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

+157.0% since first listed

16 events — show timeline

• 2026-05-21 Listed $99,900 PARMLS
• 2025-10-16 Relisted — PARMLS
• 2025-08-26 Price Changed $129,000 PARMLS
• 2025-07-31 Relisted — PARMLS
• 2025-03-30 Contingent — PARMLS
• 2025-03-15 Listed $131,000 PARMLS
• 2024-11-08 Sold (Public Records) $118,200 Public Records
• 2024-10-24 Sold (MLS) $118,200 PARMLS
• 2024-10-02 Pending — PARMLS
• 2024-09-30 Listed $124,900 PARMLS
• 2018-09-04 Sold (MLS) $18,500 PARMLS
• 2018-05-23 Listed $20,000 PARMLS
• 2018-04-09 Sold (Public Records) $18,000 Public Records
• 2018-04-06 Sold (MLS) $18,000 PARMLS
• 2018-03-12 Listed $38,000 PARMLS
• 2017-11-28 Listed $38,875 PARMLS

Property tax history

+9.4%/yr

Latest (2025): $1,111 · +75.5% YoY. Source: county tax records.