814 E Main St · Trinidad, CO 81082

$150,000

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 227 Days on market

Built 1917 2,178 sqft lot Est $167k · 10% under ↓ 9% since listing

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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 +15.3/30.0
• ARV discount +12.0/15.0
• DSCR +4.7/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located on Main Street. Walk to Businesses, Parks, Eateries and Convenience Store w/ gas station. Family Home with 4 bedrooms, two baths. carport and off street parking. Home needs some upgrading. Small yard to care for. View of Simpsons Rest.

Key facts

• Walk to eateries
• Walk to businesses
• Centrally located

Tags

• CENTRALLY LOCATED
• WALK TO BUSINESSES
• WALK TO PARKS
• WALK TO EATERIES
• WALK TO CONVENIENCE STORE

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; 100 Amp electrical service; Cable available; Phone service available
• Home design: Single family residence; One and one half levels; Residential property
• Construction: Frame construction; Vinyl siding; Composition roof
• Exterior features: Covered porch

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Heating present
• Interior features: Ceiling fan(s); Partial basement; Has basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $54 ($643/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 $118k (21.4% below list).
• Recommended offer: $118k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.1% in Trinidad — 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 58/100 on livability (#303 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime F, amenities F, commute F.
• Trinidad School District 1 In The County Of Las Animas And (town): math 6% / reading 27% proficiency, ranked #82 of 86 in CO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Fisher'S Peak Elementary School (math 5% / reading 22%, grade F, #824 of 966 statewide, top 88%, 403 students, 76% FRL); Trinidad Middle School (math 2% / reading 15%, grade F, #251 of 270 statewide, top 94%, 180 students, 74% FRL); Trinidad High School (math 15% / reading 44%, grade F, #233 of 381 statewide, top 64%, 213 students, 62% FRL).
• Market conditions: 264 active listings in the ZIP; 43 units permitted in Las Animas 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.
• Las Animas County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 13536% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,902 (21.4% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $166,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 S Denver Ave	0.16mi	2/1.0 (-1)	1,267 (+0%)	1mo	$145,000	$114	87
404 S Spruce Ave	0.23mi	3/1.0	1,194 (-6%)	14mo	$33,000	$28	68
301 S Convent St	0.55mi	3/1.0	1,216 (-4%)	2mo	$185,000	$152	67
601 E 8th St	0.41mi	2/1.0 (-1)	1,321 (+4%)	4mo	$154,500	$117	66
323 E Baca St	0.60mi	3/1.0	1,269 (+0%)	10mo	$255,000	$201	63
409 S Oak St	0.23mi	2/2.5 (-1)	1,134 (-10%)	4mo	$150,000	$132	58
114 N Gordon St	0.25mi	2/1.0 (-1)	1,100 (-13%)	5mo	$115,000	$105	57
1009 Grant Ave	0.73mi	2/1.0 (-1)	1,237 (-2%)	4mo	$211,000	$171	54
800 Baltimore Ave	0.46mi	3/1.0	1,079 (-15%)	6mo	$105,000	$97	49
403 High St	0.74mi	2/2.0 (-1)	1,354 (+7%)	1mo	$235,000	$174	44
307 E Topeka Ave	0.67mi	2/1.0 (-1)	1,135 (-10%)	12mo	$145,000	$128	37
315 High St	0.74mi	4/2.0 (+1)	1,420 (+12%)	3mo	$192,500	$136	33

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-20,975
• Equity at exit: $22,365

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-14,196
• 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 81082

• Home prices YoY: -21.1%
• Active inventory: 264
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$29 /mo · $345/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $54

Break-even live

Break-even rent $1,111

Max offer price $150,000

Occupancy floor 90%

Sensitivity live

Price	-10% $138	-5% $96	+0% $54	+5% $11	+10% $-31
Rent	-10% $-40	-5% $7	+0% $54	+5% $100	+10% $147
Rate	-1.0pp $129	-0.5pp $92	base $54	+0.5pp $15	+1.0pp $-25

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 25 events

1. 2026-06-21
   days on market $150,000 Active 227 DOM
2. 2026-06-21
   days on market $150,000 Active 226 DOM
3. 2026-06-18
   days on market $150,000 Active 224 DOM
4. 2026-06-17
   days on market $150,000 Active 223 DOM
5. 2026-06-16
   days on market $150,000 Active 222 DOM
6. 2026-06-15
   days on market $150,000 Active 221 DOM
7. 2026-06-13
   days on market $150,000 Active 219 DOM
8. 2026-06-12
   days on market $150,000 Active 218 DOM
9. 2026-06-09
   days on market $150,000 Active 215 DOM
10. 2026-06-08
    days on market $150,000 Active 214 DOM
11. 2026-06-07
    days on market $150,000 Active 213 DOM
12. 2026-06-04
    days on market $150,000 Active 209 DOM
13. 2026-06-02
    days on market $150,000 Active 208 DOM
14. 2026-06-01
    days on market $150,000 Active 207 DOM
15. 2026-05-31
    days on market $150,000 Active 206 DOM
16. 2026-05-31
    days on market $150,000 Active 205 DOM
17. 2026-05-01
    status Active
18. 2026-05-01
    historical
19. 2026-04-26
    historical $1,000
20. 2026-04-23
    price $150,000
21. 2026-03-27
    price $1,000
22. 2026-03-26
    listed $1,100
23. 2025-11-07
    historical $1,100
24. 2025-11-06
    listed $169,000 Active
25. 2025-09-30
    listed $1,100

ⓘ 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: $345 · $29/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$480/yr (+$40/mo · 139.2%)

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

Taxation est. · year 1

• Rental income: $14,148
• − Mortgage interest: −$8,402
• − Property taxes: −$345
• − Insurance: −$750
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$4,364
• Taxable loss: −$1,976
• Est. tax savings @ 24.0%: +$474
• After-tax cash flow: $1,117/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: Trinidad School District 1 In The County Of Las Animas And
• NCES district ID: 0806960
• Math proficiency: 6% ▼ -9.00%
• Reading proficiency: 27% ▼ -3.00%
• Median HH income: $37,538
• Composite: 13.74/100
• National rank: #9493
• State rank: #82 of 86 in CO

Livability — Trinidad

• Score: 58/100
• State rank: #303
• US rank: #21409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trinidad, CO
• Population (ZIP): 11,750

Population outlook (Las Animas County) Hauer SSP2

• Today (2025): 12,072 people
• By 2030: 10,972 · -9.1%
• By 2040: 8,825 · -26.9%
• By 2050: 7,245 · -40.0%
• By 2075: 5,139 · -57.4%
• By 2100: 3,922 · -67.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 53% Hispanic / Latino 41% Two or more races 18% Native American 4% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 20%
• Common ancestry: Romanian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 90% English-only · Spanish 8% Other Asian/Pacific 1%

Political lean MEDSL · Las Animas

• 2024 margin: R (+13.5) · D 42.0% · R 55.5% · Other 2.4%
• 2008→2024 swing: -20.5pp toward R · 2008: 7.0pp · 2024: -13.5pp
• All cycles: 2024: R+13.5 2020: R+9.9 2016: R+15.6 2012: D+2.7 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.04%
• Current HPI: 258.5479
• 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

-9.1% since first listed

9 events — show timeline

• 2026-05-01 Relisted — SPMLS
• 2026-05-01 Delisted — SPMLS
• 2026-04-26 Rental Removed $1,000 BUILDIUM
• 2026-04-23 Price Changed $150,000 SPMLS
• 2026-03-27 Price Changed $1,000 BUILDIUM
• 2026-03-26 Listed for Rent $1,100 BUILDIUM
• 2025-11-07 Rental Removed $1,100 BUILDIUM
• 2025-11-06 Listed $169,000 SPMLS
• 2025-09-30 Listed for Rent $1,100 BUILDIUM

Property tax history

+5.3%/yr

Latest (2025): $345 · +92.2% YoY. Source: county tax records.