113 N 8th St · Holly, CO 81047

$100,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 598 Days on market

Built 1925 7,130 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 +27.7/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Excellent fixer-upper or potential income property. The home needs some TLC and has excellent living space. This is a great price for this home. Come check it out!

Key facts

• Fixer-upper
• 7,130 sq ft lot
• Garage

Tags

• FIXER-UPPER
• POTENTIAL INCOME PROPERTY

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One story
• Construction: Frame construction with metal siding; Composition roof; No basement
• Exterior features: Porch; Wood fencing; Shed(s) on the property

Interior

• Kitchen: Range; Oven; Dishwasher
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Natural gas heating; Baseboard heating; No central air conditioning
• Interior features: Master bedroom on the main level; Wood window frames
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $301 ($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: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#262 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Holly School District No. Re-3 (rural): math 15% / reading 25% proficiency, ranked #154 of 176 in CO (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 11 units permitted in Prowers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $317 appreciation (0.3% local appreciation)).
• Prowers County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 598 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 598 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 1925 — 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: 1.16% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.63×
• Total profit: $17,735
• Equity at exit: $30,632

10-year hold

• IRR: 17.3%
• Equity multiple: 2.96×
• Total profit: $54,866
• Equity at exit: $38,119

Cash invested: $28,000 (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 81047

• Home prices YoY: 0.2%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $301

Break-even live

Break-even rent $776

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 598 DOM
2. 2026-06-17
   days on market $100,000 Active 597 DOM
3. 2026-06-16
   days on market $100,000 Active 596 DOM
4. 2026-06-15
   days on market $100,000 Active 595 DOM
5. 2026-06-13
   days on market $100,000 Active 593 DOM
6. 2026-06-12
   days on market $100,000 Active 592 DOM
7. 2026-06-09
   days on market $100,000 Active 589 DOM
8. 2026-06-08
   days on market $100,000 Active 588 DOM
9. 2026-06-07
   days on market $100,000 Active 587 DOM
10. 2026-06-05
    days on market $100,000 Active 585 DOM
11. 2026-06-04
    days on market $100,000 Active 583 DOM
12. 2026-06-02
    days on market $100,000 Active 582 DOM
13. 2026-06-01
    days on market $100,000 Active 581 DOM
14. 2026-05-31
    days on market $100,000 Active 580 DOM
15. 2026-05-31
    days on market $100,000 Active 579 DOM
16. 2026-03-16
    price $100,000
17. 2026-01-27
    price $105,000
18. 2025-08-08
    price $115,000
19. 2025-06-04
    price $123,500
20. 2025-03-31
    price $130,000
21. 2024-10-29
    listed $145,000 Active
22. 2004-10-28
    soldstatus $38,000
23. 2001-07-03
    soldstatus $20,000
24. 1999-03-01
    soldstatus $40,000
25. 1998-04-10
    soldstatus $35,000

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $562 · $47/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,887
• − Mortgage interest: −$5,602
• − Property taxes: −$562
• − Insurance: −$500
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$2,909
• Taxable income: $2,092
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $3,114/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: Holly School District No. Re-3
• NCES district ID: 0804680
• Math proficiency: 15% ▼ -5.00%
• Reading proficiency: 25% ▼ -5.00%
• Median HH income: $38,756
• Composite: 20.06/100
• National rank: #13861
• State rank: #154 of 176 in CO

Livability — Holly

• Score: 59/100
• State rank: #262
• US rank: #19667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly, CO
• Population (ZIP): 1,565

Population outlook (Prowers County) Hauer SSP2

• Today (2025): 10,654 people
• By 2030: 9,902 · -7.1%
• By 2040: 8,419 · -21.0%
• By 2050: 7,122 · -33.2%
• By 2075: 4,648 · -56.4%
• By 2100: 2,900 · -72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 34% Two or more races 2%
• Hispanic origin (detail): Mexican 29%
• Common ancestry: Scotch-Irish 3% Italian 2% Iranian 1%
• Foreign-born: 14% · Canada
• Languages at home: 73% English-only · Spanish 26%

Political lean MEDSL · Prowers

• 2024 margin: Solid R (+50.7) · D 23.9% · R 74.5% · Other 1.6%
• 2008→2024 swing: -16.9pp toward R · 2008: -33.7pp · 2024: -50.7pp
• All cycles: 2024: R+50.7 2020: R+45.9 2016: R+46.9 2012: R+35.4 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.32%
• Current HPI: 170.2434
• 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

+185.7% since first listed

10 events — show timeline

• 2026-03-16 Price Changed $100,000 PARMLS
• 2026-01-27 Price Changed $105,000 PARMLS
• 2025-08-08 Price Changed $115,000 PARMLS
• 2025-06-04 Price Changed $123,500 PARMLS
• 2025-03-31 Price Changed $130,000 PARMLS
• 2024-10-29 Listed $145,000 PARMLS
• 2004-10-28 Sold (Public Records) $38,000 Public Records
• 2001-07-03 Sold (Public Records) $20,000 Public Records
• 1999-03-01 Sold (Public Records) $40,000 Public Records
• 1998-04-10 Sold (Public Records) $35,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $562 · +585.6% YoY. Source: county tax records.