3013 NW Comanche Dr · La Veta, CO 81089

$109,900

3 bd · 2.0 ba · 1,624 sqft · SingleFamily public records

Built 1998 3.02 ac lot

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.7/10.0

Listing remarks

This is well maintained modular home setting on 3.02 acres with great views. It is located in a country subdivision with some covenants and a central water system. There is a 14ft X 15ft deck on the north side of the home with a hot tub. The interior of this home is sheet rocked, taped and textured with 2x6 walls. The property has a nice storage shed or it could be used for a work shop for the handy man guy. There are no close neighbors on either side and it sets right on a county road. For a factory build home this one is very spacious and it has a good floor plan. If you are looking for country living with all the comforts of the city than you must see this one. Give me a call and we woul

Key facts

• 3.02 acre lot
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 8.8% vs local median 1.9% in La Veta — 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 62/100 on livability (#198 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+; Watch: employment C-, amenities D, crime F.
• Huerfano School District Re-1 (town): math 9% / reading 24% proficiency, ranked #163 of 176 in CO (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Peakview School (math 5% / reading 17%, grade F, #879 of 966 statewide, top 94%, 244 students, 84% FRL); John Mall Jr/Sr High School (math 24% / reading 24%, grade F, #266 of 381 statewide, top 79%, 171 students, 81% FRL).
• Market conditions: 360 active listings in the ZIP; 51 units permitted in Huerfano County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Huerfano County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
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: 1.09% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.7

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,936
• Equity at exit: $16,386

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $16,557
• Equity at exit: $9,502

Cash invested: $30,772 (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 81089

• Home prices YoY: -2.4%
• Active inventory: 360
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $234

Break-even live

Break-even rent $898

Max offer price $109,900

Occupancy floor 75%

Sensitivity live

Price	-10% $296	-5% $265	+0% $234	+5% $203	+10% $171
Rent	-10% $139	-5% $187	+0% $234	+5% $281	+10% $328
Rate	-1.0pp $289	-0.5pp $262	base $234	+0.5pp $205	+1.0pp $176

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2023-08-26
   status Pending
2. 2023-08-11
   historical
3. 2022-06-21
   historical
4. 2017-11-14
   soldstatus $109,900
5. 2017-07-10
   listed $109,900
6. 1998-03-19
   soldstatus $7,500
7. 1987-05-14
   soldstatus $6,300

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,044 · $87/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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,321
• − Mortgage interest: −$6,156
• − Property taxes: −$1,044
• − Insurance: −$550
• − Repairs & maintenance: −$1,146
• − Management: −$1,146
• − Depreciation: −$3,197
• Taxable income: $1,083
• Est. tax owed @ 24.0%: −$260
• After-tax cash flow: $2,545/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: Huerfano School District Re-1
• NCES district ID: 0807080
• Math proficiency: 9% ▼ -3.00%
• Reading proficiency: 24% ▼ -4.00%
• Median HH income: $31,069
• Composite: 16.56/100
• National rank: #14243
• State rank: #163 of 176 in CO

Livability — La Veta

• Score: 62/100
• State rank: #198
• US rank: #16099

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,810

Population outlook (Huerfano County) Hauer SSP2

• Today (2025): 5,963 people
• By 2030: 5,550 · -6.9%
• By 2040: 4,598 · -22.9%
• By 2050: 3,849 · -35.5%
• By 2075: 2,906 · -51.3%
• By 2100: 2,156 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 56% Hispanic / Latino 36% Two or more races 9% Native American 3%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Scottish 2% Serbian 1% Romanian 1%
• Foreign-born: 0% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Huerfano

• 2024 margin: Lean R (+8.6) · D 44.3% · R 52.9% · Other 2.9%
• 2008→2024 swing: -19.8pp toward R · 2008: 11.2pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+2.9 2016: R+6.5 2012: D+7.8 2008: D+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.61%
• Current HPI: 227.112
• 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

+1644.4% since first listed

7 events — show timeline

• 2023-08-26 Pending — PARMLS
• 2023-08-11 Delisted — PARMLS
• 2022-06-21 Delisted — PARMLS
• 2017-11-14 Sold (Public Records) $109,900 Public Records
• 2017-07-10 Listed $109,900 PARMLS
• 1998-03-19 Sold (Public Records) $7,500 Public Records
• 1987-05-14 Sold (Public Records) $6,300 Public Records

Property tax history

+24.5%/yr

Latest (2025): $1,044 · +55.4% YoY. Source: county tax records.