744 Arapahoe Dr · La Veta, CO 81089

$150,000

3 bd · 2.0 ba · 1,410 sqft · Manufactured public records · 21 Days on market

Built 1996 9.26 ac lot Est $286k · 48% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.7/10.0

Listing remarks MLS

Unique three bedroom, two bathroom home on a 9+ acre, corner lot with breathtaking mountain views of Mt. Mestas and Silver Mountain. Plenty of wide-open space with room for animals, recreation, and expansion. Enjoy privacy and rural living while being just minutes from La Veta and Walsenburg: shopping, dining, music, and community events. Less than a 15 minute drive to Lathrop State Park, where one can enjoy fishing, hiking, swimming, hunting, and trail riding. This property offers a rare mix of acreage, views, and convenience, ideal for full-time living or a Colorado getaway.

Key facts

• Rare mix of acreage
• Wide-open space
• Room for animals

Tags

• CORNER LOT
• WIDE-OPEN SPACE
• ROOM FOR ANIMALS
• PRIVACY AND RURAL LIVING
• MINUTES FROM SHOPPING
• RARE MIX OF ACREAGE

Property features AI

Finance

• HOA & community: Homeowners association present; association fees billed annually; No association amenities listed

Exterior

• Parking: No garage
• Utilities: Public water
• Home design: Manufactured home (residential); Single-family style
• Construction: Frame construction; Above-grade finished living area: 1,410
• Exterior features: Composition roof; Corner lot; Irregular lot; Horses allowed

Interior

• Kitchen: Range; Oven; Electric cooktop; Range hood; Dishwasher; Refrigerator; Freezer
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; No cooling
• Interior features: Walk-in closet(s); Master bedroom on main level; Wood burning stove fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $9 ($111/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (23.2% below list).
• Recommended offer: $115k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.0% 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-, schools D+, amenities D.
• 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.
• Market conditions: 356 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 $1k of loan paydown is wiped out by about $4k 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

• It's been on market 21 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $115,139 (23.2% below list)

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. 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?
5. 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.
6. 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.
7. 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: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $286,230
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
295 Cherokee Dr	0.36mi	3/2.0	1,216 (-14%)	7mo	$235,000	$193	54
4263 Co Rd 510	0.36mi	4/2.0 (+1)	1,296 (-8%)	17mo	$263,700	$203	51

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-23,785
• Equity at exit: $22,365

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-20,225
• Equity at exit: $12,969

Cash invested: $42,000 (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 81089

• Home prices YoY: -2.4%
• Active inventory: 356
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,151 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $9

Break-even live

Break-even rent $1,140

Max offer price $150,000

Occupancy floor 94%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending

   Show marketing remark (583 chars)

   Unique three bedroom, two bathroom home on a 9+ acre, corner lot with breathtaking mountain views of Mt. Mestas and Silver Mountain. Plenty of wide-open space with room for animals, recreation, and expansion. Enjoy privacy and rural living while being just minutes from La Veta and Walsenburg: shopping, dining, music, and community events. Less than a 15 minute drive to Lathrop State Park, where one can enjoy fishing, hiking, swimming, hunting, and trail riding. This property offers a rare mix of acreage, views, and convenience, ideal for full-time living or a Colorado getaway.

2. 2026-05-15
   status Pending 583-char remark

   Show marketing remark (583 chars)

   Unique three bedroom, two bathroom home on a 9+ acre, corner lot with breathtaking mountain views of Mt. Mestas and Silver Mountain. Plenty of wide-open space with room for animals, recreation, and expansion. Enjoy privacy and rural living while being just minutes from La Veta and Walsenburg: shopping, dining, music, and community events. Less than a 15 minute drive to Lathrop State Park, where one can enjoy fishing, hiking, swimming, hunting, and trail riding. This property offers a rare mix of acreage, views, and convenience, ideal for full-time living or a Colorado getaway.

3. 2026-04-24
   listed $150,000 Active

   Show marketing remark (583 chars)

   Unique three bedroom, two bathroom home on a 9+ acre, corner lot with breathtaking mountain views of Mt. Mestas and Silver Mountain. Plenty of wide-open space with room for animals, recreation, and expansion. Enjoy privacy and rural living while being just minutes from La Veta and Walsenburg: shopping, dining, music, and community events. Less than a 15 minute drive to Lathrop State Park, where one can enjoy fishing, hiking, swimming, hunting, and trail riding. This property offers a rare mix of acreage, views, and convenience, ideal for full-time living or a Colorado getaway.

4. 2026-04-24
   listed $150,000 Active 583-char remark

   Show marketing remark (583 chars)

   Unique three bedroom, two bathroom home on a 9+ acre, corner lot with breathtaking mountain views of Mt. Mestas and Silver Mountain. Plenty of wide-open space with room for animals, recreation, and expansion. Enjoy privacy and rural living while being just minutes from La Veta and Walsenburg: shopping, dining, music, and community events. Less than a 15 minute drive to Lathrop State Park, where one can enjoy fishing, hiking, swimming, hunting, and trail riding. This property offers a rare mix of acreage, views, and convenience, ideal for full-time living or a Colorado getaway.

5. 2018-08-20
   soldstatus $75,100

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$210/yr (+$17/mo · 34.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 22 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: $13,817
• − Mortgage interest: −$8,402
• − Property taxes: −$615
• − Insurance: −$750
• − Repairs & maintenance: −$1,105
• − Management: −$1,105
• − Depreciation: −$4,364
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $717/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

+99.7% since first listed

5 events — show timeline

• 2026-05-15 Pending — PARMLS
• 2026-05-15 Pending — SPMLS
• 2026-04-24 Listed $150,000 SPMLS
• 2026-04-24 Listed $150,000 PARMLS
• 2018-08-20 Sold (Public Records) $75,100 Public Records

Property tax history

+5.6%/yr

Latest (2025): $615 · +289.5% YoY. Source: county tax records.