9090 County Rd 45.4 · Segundo, CO 81082

$69,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 502 Days on market

Built 1911 9,583 sqft lot ↓ 16% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

''Handyman Special'' Come take a look, this one has lots of potential. Located in the Historic Town of Segundo. Has city water, detached 3-car garage, Shed Needs a new roof and work on interior, but could be a great project. Call me today for a viewing.

Key facts

• City water
• 9,583 sq ft lot
• Built 1911

Tags

• DETACHED 3-CAR GARAGE
• CITY WATER

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; Composition roof; Lot size approximately 0.22 acres; Zoned residential
• Construction: Frame, block, and stucco construction
• Exterior features: Covered porch; Shed on the property; Irregular lot shape

Interior

• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Carpet and vinyl flooring; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#376 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A; Watch: health & safety C-, housing D+, 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: 263 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 502 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 502 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 1911 — 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: 1.76% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.08%
• DSCR: 2.52
• GRM: 4.7

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $23,744
• Equity at exit: $10,288

10-year hold

• IRR: 36.8%
• Equity multiple: 4.39×
• Total profit: $65,583
• Equity at exit: $5,966

Cash invested: $19,320 (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 81082

• Home prices YoY: -21.1%
• Active inventory: 263
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $549

Break-even live

Break-even rent $519

Max offer price $69,000

Occupancy floor 50%

Sensitivity live

Price	-10% $588	-5% $568	+0% $549	+5% $529	+10% $510
Rent	-10% $453	-5% $501	+0% $549	+5% $597	+10% $645
Rate	-1.0pp $583	-0.5pp $566	base $549	+0.5pp $531	+1.0pp $513

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,000 Active 502 DOM
2. 2026-06-18
   days on market $69,000 Active 500 DOM
3. 2026-06-17
   days on market $69,000 Active 499 DOM
4. 2026-06-16
   days on market $69,000 Active 498 DOM
5. 2026-06-15
   days on market $69,000 Active 497 DOM
6. 2026-06-13
   days on market $69,000 Active 495 DOM
7. 2026-06-12
   days on market $69,000 Active 494 DOM
8. 2026-06-09
   days on market $69,000 Active 491 DOM
9. 2026-06-08
   days on market $69,000 Active 490 DOM
10. 2026-06-07
    days on market $69,000 Active 489 DOM
11. 2026-06-05
    days on market $69,000 Active 487 DOM
12. 2026-06-04
    days on market $69,000 Active 485 DOM
13. 2026-06-02
    days on market $69,000 Active 484 DOM
14. 2026-06-01
    days on market $69,000 Active 483 DOM
15. 2026-05-31
    days on market $69,000 Active 482 DOM
16. 2026-05-31
    days on market $69,000 Active 481 DOM
17. 2026-01-09
    status Active
18. 2026-01-09
    price $69,000
19. 2025-05-27
    price $75,000
20. 2025-02-04
    listed $82,000 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: $231 · $19/mo
• Projected year-2 tax: $380 · $32/mo
• Expected delta: +$149/yr (+$12/mo · 64.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 27 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,560
• − Mortgage interest: −$3,865
• − Property taxes: −$231
• − Insurance: −$345
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,007
• Taxable income: $5,782
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,197/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 — Segundo

• Score: 53/100
• State rank: #376
• US rank: #24660

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Segundo, CO
• Population (ZIP): 11,750

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 0.55)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 18% Native American 4% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 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: ▼ -69.04%
• Current HPI: 258.5479
• 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

-15.9% since first listed

4 events — show timeline

• 2026-01-09 Relisted — SPMLS
• 2026-01-09 Price Changed $69,000 SPMLS
• 2025-05-27 Price Changed $75,000 SPMLS
• 2025-02-04 Listed $82,000 SPMLS

Property tax history

+6.0%/yr

Latest (2025): $231 · +155.2% YoY. Source: county tax records.