1206 Lewis Ave · La Junta, CO 81050

$110,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 26 Days on market

Built 1920 5,250 sqft lot Est $112k · at est.

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Why this score? — see what drove the F 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 +8.6/30.0
• ARV discount +8.4/15.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Ready to build your Southern Colorado portfolio? This one's already doing the work for you. This La Junta rental home is a hands-off investor's dream — leased through May 2027 with a reliable tenant paying $1,000/month plus all utilities. From day one, you're stepping into steady cash flow with zero guesswork. La Junta is a tight-knit community with deep roots in the Arkansas Valley — a place where neighbors know each other and rental demand stays consistent. Whether you're growing a portfolio or making your first investment move, this market is solid and the numbers make sense. And here's where it gets really interesting: this property is available as part of an 6-home investor

Key facts

• 5,250 sq ft lot
• Built 1920
• Listed 26 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: No garage (1 parking space listed)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residential
• Construction: Frame construction; Composition roof
• Exterior features: No patio or porch; Lot roughly 42 x 125 (0.121 acres); Zoned residential

Interior

• Kitchen: Range; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas forced-air heating; No central air
• Interior features: Master suite on the main level; Wood window frames; Unfinished partial basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-95 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (23.5% below list).
• Recommended offer: $84k (23.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in La Junta — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#126 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• East Otero School District No. R1 (town): math 7% / reading 26% proficiency, ranked #83 of 86 in CO (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: La Junta Intermediate School (math 2% / reading 27%, grade F, #793 of 966 statewide, top 84%, 407 students, 79% FRL); La Junta Jr/Sr High School (math 12% / reading 32%, grade F, #307 of 381 statewide, top 82%, 539 students, 72% FRL).
• Market conditions: 87 active listings in the ZIP; 11 units permitted in Otero County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Otero County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $110k implies a 633% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,161 (23.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.71%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $112,320
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Edison Ave	0.23mi	2/1.0	720 (-8%)	13mo	$123,600	$172	66
113 E 10th	0.29mi	2/1.0	796 (+2%)	21mo	$20,000	$25	65
1214 Grace Ave	0.07mi	2/1.0	676 (-13%)	12mo	$115,500	$171	64
813 Edison Ave	0.24mi	1/1.0 (-1)	682 (-13%)	1mo	$125,000	$183	62
1318 Edison Ave	0.10mi	3/1.0 (+1)	864 (+11%)	19mo	$79,500	$92	56
715 Grace Ave	0.32mi	2/1.0	700 (-10%)	17mo	$101,000	$144	54
1405 Carson Ave	0.67mi	2/1.0	768 (-2%)	15mo	$104,000	$135	54

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-23,883
• Equity at exit: $16,401

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-28,562
• Equity at exit: $9,511

Cash invested: $30,800 (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 81050

• Active inventory: 87
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $-95

Break-even live

Break-even rent $962

Max offer price $96,208

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-57	+0% $-95	+5% $-133	+10% $-171
Rent	-10% $-162	-5% $-129	+0% $-95	+5% $-62	+10% $-29
Rate	-1.0pp $-40	-0.5pp $-67	base $-95	+0.5pp $-124	+1.0pp $-153

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 26 DOM
2. 2026-06-21
   days on market $110,000 Active 25 DOM
3. 2026-06-18
   days on market $110,000 Active 23 DOM
4. 2026-06-17
   days on market $110,000 Active 22 DOM
5. 2026-06-16
   days on market $110,000 Active 21 DOM
6. 2026-06-15
   days on market $110,000 Active 20 DOM
7. 2026-06-13
   days on market $110,000 Active 18 DOM
8. 2026-06-12
   days on market $110,000 Active 17 DOM
9. 2026-06-09
   days on market $110,000 Active 14 DOM
10. 2026-06-08
    days on market $110,000 Active 13 DOM
11. 2026-06-07
    days on market $110,000 Active 12 DOM
12. 2026-06-07
    days on market $110,000 Active 11 DOM
13. 2026-06-04
    days on market $110,000 Active 8 DOM
14. 2026-06-02
    days on market $110,000 Active 7 DOM
15. 2026-06-01
    days on market $110,000 Active 6 DOM
16. 2026-05-31
    days on market $110,000 Active 5 DOM
17. 2026-05-31
    days on market $110,000 Active 4 DOM
18. 2026-05-18
    listed $110,000 Active
19. 2009-09-04
    soldstatus $15,000
20. 2009-08-28
    listed $15,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,099
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$3,200
• Taxable loss: −$3,078
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $-405/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: East Otero School District No. R1
• NCES district ID: 0805130
• Math proficiency: 7% ▼ -2.00%
• Reading proficiency: 26% ▲ 5.00%
• Median HH income: $33,475
• Composite: 13.36/100
• National rank: #9534
• State rank: #83 of 86 in CO

Livability — La Junta

• Score: 67/100
• State rank: #126
• US rank: #10703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Junta, CO
• Population (ZIP): 9,774

Population outlook (Otero County) Hauer SSP2

• Today (2025): 17,363 people
• By 2030: 16,776 · -3.4%
• By 2040: 15,534 · -10.5%
• By 2050: 14,467 · -16.7%
• By 2075: 12,054 · -30.6%
• By 2100: 9,392 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 52% Hispanic / Latino 40% Two or more races 10% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 34%
• Common ancestry: Lithuanian 2% Iranian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 85% English-only · Spanish 14%

Political lean MEDSL · Otero

• 2024 margin: Strong R (+26.4) · D 35.5% · R 61.9% · Other 2.7%
• 2008→2024 swing: -15.9pp toward R · 2008: -10.5pp · 2024: -26.4pp
• All cycles: 2024: R+26.4 2020: R+22.5 2016: R+25.2 2012: R+9.3 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.44%
• Current HPI: 232.984
• 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

+633.3% since first listed

3 events — show timeline

• 2026-05-18 Listed $110,000 PARMLS
• 2009-09-04 Sold (MLS) $15,000 PARMLS
• 2009-08-28 Listed $15,000 PARMLS

Property tax history

-6.6%/yr

Latest (2024): $90 · -1.3% YoY. Source: county tax records.