1100 W Jefferson Ave #54 · Hayden, CO 81639

$85,000

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 39 Days on market

Built 1975

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located just off Highway 40, this charming Hayden home offers comfort, space, and value. The property features a large fenced yard, enclosed front porch, and a spacious deck--perfect for relaxing or entertaining. Recent updates within the last few years include a new roof, updated windows, new water heater, new furnace, doors and more, giving you peace of mind and energy efficiency for years to come. Outside, you'll enjoy mature trees, lilac bushes, and a garden spot. Financing available for approved buyers. Contact listing office for info. Much to appreciate about this well-maintained home-all at an affordable price.

Key facts

• Updated windows
• Large fenced yard
• New water heater

Tags

• LARGE FENCED YARD
• ENCLOSED FRONT PORCH
• SPACIOUS DECK
• NEW ROOF
• UPDATED WINDOWS
• NEW WATER HEATER

Property features AI

Exterior

• Home design: HUD model
• Exterior features: Located off Highway 40 in Meadow Village #54

Interior

• Kitchen: Oven; Stove top / Range; Dishwasher
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Fireplace
• Laundry & utility: Washer; Dryer; Ceiling fan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 1.2% in Hayden — 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 65/100 on livability (#154 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Hayden School District No. RE-1 (rural): math 15% / reading 40% proficiency, ranked #115 of 176 in CO (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hayden Valley Elementary School (math 5% / reading 34%, grade F, #694 of 966 statewide, top 73%, 245 students, 25% FRL); Hayden Middle School (math 15% / reading 34%, grade F, #168 of 270 statewide, top 63%, 94 students, 35% FRL); Hayden High School (math 10% / reading 50%, grade F, #233 of 381 statewide, top 64%, 115 students, 24% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 597 units permitted in Routt County in 2024 (418 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Routt County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $85k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.84%
• DSCR: 1.84
• GRM: 5.8

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,144
• Equity at exit: $12,674

10-year hold

• IRR: 12.0%
• Equity multiple: 1.95×
• Total profit: $22,627
• Equity at exit: $7,349

Cash invested: $23,800 (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 81639

• Home prices YoY: -17.9%
• Active inventory: 87
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $248

Break-even live

Break-even rent $902

Max offer price $85,000

Occupancy floor 75%

Sensitivity live

Price	-10% $307	-5% $278	+0% $248	+5% $219	+10% $190
Rent	-10% $152	-5% $200	+0% $248	+5% $296	+10% $345
Rate	-1.0pp $291	-0.5pp $270	base $248	+0.5pp $226	+1.0pp $204

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $85,000 Active 39 DOM
2. 2026-06-18
   days on market $85,000 Active 38 DOM
3. 2026-06-17
   days on market $85,000 Active 37 DOM
4. 2026-06-16
   days on market $85,000 Active 36 DOM
5. 2026-06-15
   days on market $85,000 Active 35 DOM
6. 2026-06-14
   days on market $85,000 Active 33 DOM
7. 2026-06-12
   days on market $85,000 Active 32 DOM
8. 2026-06-09
   days on market $85,000 Active 29 DOM
9. 2026-06-08
   days on market $85,000 Active 28 DOM
10. 2026-06-07
    days on market $85,000 Active 27 DOM
11. 2026-06-05
    days on market $85,000 Active 25 DOM
12. 2026-06-04
    days on market $85,000 Active 23 DOM
13. 2026-06-02
    days on market $85,000 Active 22 DOM
14. 2026-06-01
    days on market $85,000 Active 21 DOM
15. 2026-05-31
    days on market $85,000 Active 20 DOM
16. 2026-05-31
    days on market $85,000 Active 19 DOM
17. 2026-05-11
    listed $85,000 Active
18. 1996-10-21
    soldstatus $16,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,598
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$1,928
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,473
• Taxable income: $1,826
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,543/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: Hayden School District No. RE-1
• NCES district ID: 0804590
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $55,956
• Composite: 27.59/100
• National rank: #12345
• State rank: #115 of 176 in CO

Livability — Hayden

• Score: 65/100
• State rank: #154
• US rank: #12425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayden, CO
• Population (ZIP): 2,617

Population outlook (Routt County) Hauer SSP2

• Today (2025): 27,283 people
• By 2030: 28,555 · +4.7%
• By 2040: 30,578 · +12.1%
• By 2050: 32,328 · +18.5%
• By 2075: 36,897 · +35.2%
• By 2100: 38,794 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 7% Slovak 6% Serbian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Routt

• 2024 margin: Strong D (+27.7) · D 62.5% · R 34.8% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 26.9pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+27.6 2016: D+17.0 2012: D+15.6 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.13%
• Current HPI: 439.4921
• 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

+431.2% since first listed

2 events — show timeline

• 2026-05-11 Listed $85,000 AGMLS
• 1996-10-21 Sold (Public Records) $16,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $102 · +9.8% YoY. Source: county tax records.