1215 Sixth St · Las Animas, CO 81054

$164,900

4 bd · 2.0 ba · 2,205 sqft · Manufactured public records · 67 Days on market

Built 1911 9,583 sqft lot

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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).

• Cash flow +16.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lot of home with a ton of charm! This four bedroom, two-story Craftsman style home features numerous characteristics from the 1900's including original woodwork, plate rails, glass hutches that flank cased openings, coffered ceiling, built-in cabinetry, a screened in front porch with swing, and a second story sleeping porch. Quality craftsmanship and beautiful woodwork greet you upon entry and can be seen in the foyer, parlor, formal dining room, and stair case. The kitchen features floor to ceiling cabinetry, new appliances, and has room enough for a kitchen table. Four generous sized bedrooms with built-in dressers in each of the closets and a full bath are located on the second floor. Glimpses of original hardwood floors can be found throughout the home giving one an indication of what treasure may be found under the carpet. Outside you'll find a fenced back yard with room enough for a play area plus a separate fenced in area ideal for a garden or dog pen. The detached garage is currently being utilized as a car port and simply needs the of addition overhead garage doors if you're looking for comple enclosure. . Newer roof, an updated electrical box, and new plumbing are a few of the upgrades that have taken place in recent years. The home is being sold with all furnishings currently in the home, including all furniture, kitchen appliances, dishes, and electronics. Located just a few blocks from the schools and city park.

Key facts

• Storage room
• Original wood work
• Beams on the ceiling

Tags

• TWO SEPARATE LIVING SPACES
• DESIGNATED DINING ROOM
• STORAGE ROOM
• WALK IN SHOWER
• ORIGINAL WOOD WORK
• BEAMS ON THE CEILING

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached garage (2 car)
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Two stories
• Construction: Frame construction with wood siding; Composition roof; Partial unfinished basement
• Exterior features: Front porch; Irregular lot

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Flooring: Hardwood; Wood; Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Natural gas forced-air heating; Evaporative cooling; Window units; Ceiling fans
• Interior features: Ceiling fans; Storm windows with wood frames; Free-standing electric fireplace in the family room; Basement (partial, unfinished)
• Laundry & utility: Washer; Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $139k (15.6% below list).
• Recommended offer: $139k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.4% in Las Animas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 70/100 on livability (#89 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A; Watch: health & safety C-, amenities F, employment F.
• Las Animas School District No. Re-1 (town): math 14% / reading 30% proficiency, ranked #76 of 86 in CO (top 88%) — 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: Las Animas Elementary School (math 27% / reading 32%, grade F, #512 of 966 statewide, top 55%, 246 students, 68% FRL); Las Animas Junior High School (math 24% / reading 30%, grade F, #150 of 270 statewide, top 57%, 90 students, 69% FRL); Las Animas High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 118 students, 58% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 6 units permitted in Bent 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 $5k of value loss. Plan a longer hold.
• Bent County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $92k; list at $165k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,204 (15.6% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 16% 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 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?
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: 0.84% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 9.9

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-20,339
• Equity at exit: $24,587

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,676
• Equity at exit: $14,258

Cash invested: $46,172 (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 81054

• Home prices YoY: -14.1%
• Active inventory: 37
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $101

Break-even live

Break-even rent $1,264

Max offer price $164,900

Occupancy floor 88%

Sensitivity live

Price	-10% $195	-5% $148	+0% $101	+5% $55	+10% $8
Rent	-10% $-9	-5% $46	+0% $101	+5% $156	+10% $211
Rate	-1.0pp $184	-0.5pp $143	base $101	+0.5pp $59	+1.0pp $15

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $164,900 Active 67 DOM
2. 2026-06-21
   days on market $164,900 Active 66 DOM
3. 2026-06-18
   days on market $164,900 Active 64 DOM
4. 2026-06-17
   days on market $164,900 Active 63 DOM
5. 2026-06-16
   days on market $164,900 Active 62 DOM
6. 2026-06-15
   days on market $164,900 Active 61 DOM
7. 2026-06-13
   days on market $164,900 Active 59 DOM
8. 2026-06-12
   days on market $164,900 Active 58 DOM
9. 2026-06-09
   days on market $164,900 Active 55 DOM
10. 2026-06-08
    days on market $164,900 Active 54 DOM
11. 2026-06-07
    days on market $164,900 Active 53 DOM
12. 2026-06-05
    days on market $164,900 Active 51 DOM
13. 2026-06-04
    days on market $164,900 Active 49 DOM
14. 2026-06-02
    days on market $164,900 Active 48 DOM
15. 2026-06-01
    days on market $164,900 Active 47 DOM
16. 2026-05-31
    days on market $164,900 Active 46 DOM
17. 2026-05-31
    days on market $164,900 Active 45 DOM
18. 2026-04-16
    listed $164,900 Active
19. 2020-08-28
    soldstatus $92,000 1452-char remark

    Show marketing remark (1452 chars)

    A lot of home with a ton of charm! This four bedroom, two-story Craftsman style home features numerous characteristics from the 1900's including original woodwork, plate rails, glass hutches that flank cased openings, coffered ceiling, built-in cabinetry, a screened in front porch with swing, and a second story sleeping porch. Quality craftsmanship and beautiful woodwork greet you upon entry and can be seen in the foyer, parlor, formal dining room, and stair case. The kitchen features floor to ceiling cabinetry, new appliances, and has room enough for a kitchen table. Four generous sized bedrooms with built-in dressers in each of the closets and a full bath are located on the second floor. Glimpses of original hardwood floors can be found throughout the home giving one an indication of what treasure may be found under the carpet. Outside you'll find a fenced back yard with room enough for a play area plus a separate fenced in area ideal for a garden or dog pen. The detached garage is currently being utilized as a car port and simply needs the of addition overhead garage doors if you're looking for comple enclosure. . Newer roof, an updated electrical box, and new plumbing are a few of the upgrades that have taken place in recent years. The home is being sold with all furnishings currently in the home, including all furniture, kitchen appliances, dishes, and electronics. Located just a few blocks from the schools and city park.

20. 2020-07-28
    listed $94,500 1452-char remark

    Show marketing remark (1452 chars)

    A lot of home with a ton of charm! This four bedroom, two-story Craftsman style home features numerous characteristics from the 1900's including original woodwork, plate rails, glass hutches that flank cased openings, coffered ceiling, built-in cabinetry, a screened in front porch with swing, and a second story sleeping porch. Quality craftsmanship and beautiful woodwork greet you upon entry and can be seen in the foyer, parlor, formal dining room, and stair case. The kitchen features floor to ceiling cabinetry, new appliances, and has room enough for a kitchen table. Four generous sized bedrooms with built-in dressers in each of the closets and a full bath are located on the second floor. Glimpses of original hardwood floors can be found throughout the home giving one an indication of what treasure may be found under the carpet. Outside you'll find a fenced back yard with room enough for a play area plus a separate fenced in area ideal for a garden or dog pen. The detached garage is currently being utilized as a car port and simply needs the of addition overhead garage doors if you're looking for comple enclosure. . Newer roof, an updated electrical box, and new plumbing are a few of the upgrades that have taken place in recent years. The home is being sold with all furnishings currently in the home, including all furniture, kitchen appliances, dishes, and electronics. Located just a few blocks from the schools and city park.

21. 2018-10-24
    soldstatus $56,500
22. 2018-10-22
    soldstatus $56,500 1122-char remark

    Show marketing remark (1122 chars)

    A lot of home with a lot of charm for very little money! This four bedroom, two-story home has many original features of the 1900's including original woodwork, plate rails, glass hutches, built-in cabinetry, screened in front porch with swing, and a second story sleeping porch. Beautiful woodwork is featured throughout the main floor in the parlor, formal dining room, foyer, and stair case. The kitchen has floor to ceiling cabinetry and room enough for a kitchen table. Four generous sized bedrooms with built-in dressers in each of the closets and a full bath are located on the second story. Glimpses of original hardwood floors can be found throughout the home giving one an indication of what treasure may be found under the carpet. Outside you'll find a fenced back yard with room enough for a play area plus a separate fenced in area ideal for a garden or dog pen. The detached carport could easily be converted into a garage with the addition of overhead garage doors. Located just a few blocks from the schools and city park. Newer roof and an updated electrical box are a few of the upgrades over the years.

23. 2018-08-23
    listed $62,000 1122-char remark

    Show marketing remark (1122 chars)

    A lot of home with a lot of charm for very little money! This four bedroom, two-story home has many original features of the 1900's including original woodwork, plate rails, glass hutches, built-in cabinetry, screened in front porch with swing, and a second story sleeping porch. Beautiful woodwork is featured throughout the main floor in the parlor, formal dining room, foyer, and stair case. The kitchen has floor to ceiling cabinetry and room enough for a kitchen table. Four generous sized bedrooms with built-in dressers in each of the closets and a full bath are located on the second story. Glimpses of original hardwood floors can be found throughout the home giving one an indication of what treasure may be found under the carpet. Outside you'll find a fenced back yard with room enough for a play area plus a separate fenced in area ideal for a garden or dog pen. The detached carport could easily be converted into a garage with the addition of overhead garage doors. Located just a few blocks from the schools and city park. Newer roof and an updated electrical box are a few of the upgrades over the years.

24. 1981-01-23
    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: $780 · $65/mo
• Projected year-2 tax: $907 · $76/mo
• Expected delta: +$127/yr (+$11/mo · 16.2%)

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

Taxation est. · year 1

• Rental income: $16,704
• − Mortgage interest: −$9,237
• − Property taxes: −$780
• − Insurance: −$824
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,797
• Taxable loss: −$1,607
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $1,600/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: Las Animas School District No. Re-1
• NCES district ID: 0805250
• Math proficiency: 14% ▲ 3.00%
• Reading proficiency: 30% ▲ 8.00%
• Median HH income: $33,597
• Composite: 17.94/100
• National rank: #8993
• State rank: #76 of 86 in CO

Livability — Las Animas

• Score: 70/100
• State rank: #89
• US rank: #7896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Las Animas, CO
• Population (ZIP): 4,760

Population outlook (Bent County) Hauer SSP2

• Today (2025): 5,223 people
• By 2030: 4,985 · -4.6%
• By 2040: 4,592 · -12.1%
• By 2050: 4,207 · -19.5%
• By 2075: 3,216 · -38.4%
• By 2100: 2,347 · -55.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 51% Hispanic / Latino 35% Two or more races 15% Black 4% Native American 3%
• Hispanic origin (detail): Mexican 21%
• Common ancestry: Slovak 3% Italian 1% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Bent

• 2024 margin: Solid R (+38.9) · D 29.5% · R 68.3% · Other 2.2%
• 2008→2024 swing: -24.4pp toward R · 2008: -14.5pp · 2024: -38.9pp
• All cycles: 2024: R+38.9 2020: R+33.9 2016: R+30.9 2012: R+14.6 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.76%
• Current HPI: 218.1482
• 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

+371.1% since first listed

7 events — show timeline

• 2026-04-16 Listed $164,900 PARMLS
• 2020-08-28 Sold (MLS) $92,000 PARMLS
• 2020-07-28 Listed $94,500 PARMLS
• 2018-10-24 Sold (Public Records) $56,500 Public Records
• 2018-10-22 Sold (MLS) $56,500 PARMLS
• 2018-08-23 Listed $62,000 PARMLS
• 1981-01-23 Sold (Public Records) $35,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $780 · +149.1% YoY. Source: county tax records.