2210 W 3rd St #38 · Craig, CO 81625

$40,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 99 Days on market

Built 1994

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

Listing remarks MLS

Take a look at this cute 3 bedroom, 2 bath home with storage shed and carport! Seller Financing! Very nicely maintained! Call to see this today!

Key facts

• New bathtub
• Storage shed
• Newer refrigerator

Tags

• LAMINATE VINYL FLOORING
• NEWER REFRIGERATOR
• NEW BATHTUB
• UPDATED CUPBOARD DOORS
• ADDED INSULATION
• STORAGE SHED

Property features AI

Exterior

• Home design: Single Family Residence; HUD model
• Exterior features: Located in the Lamplighter Estates subdivision; Not new construction

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced Air heating; Central cooling
• Interior features: Good condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 3.2% in Craig — 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 (#160 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: employment C-, schools D, crime D.
• Moffat County School District Re: No. 1 (town): math 22% / reading 35% proficiency, ranked #53 of 86 in CO (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 188 active listings in the ZIP; 18 units permitted in Moffat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Moffat County population projected at -41% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $40k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is D 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: 3.16% ✓
• Cap rate: 29.23%
• Cash-on-cash: 81.92%
• DSCR: 4.65
• GRM: 2.6

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: 74.7%
• Equity multiple: 4.39×
• Total profit: $38,017
• Equity at exit: $5,964

10-year hold

• IRR: 78.4%
• Equity multiple: 9.08×
• Total profit: $90,498
• Equity at exit: $3,458

Cash invested: $11,200 (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 81625

• Home prices YoY: -25.2%
• Active inventory: 188
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$8 /mo · $90/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $698

Break-even live

Break-even rent $380

Max offer price $40,000

Occupancy floor 40%

Sensitivity live

Price	-10% $721	-5% $709	+0% $698	+5% $687	+10% $675
Rent	-10% $598	-5% $648	+0% $698	+5% $748	+10% $798
Rate	-1.0pp $718	-0.5pp $708	base $698	+0.5pp $688	+1.0pp $677

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $40,000 Active 99 DOM
2. 2026-06-18
   days on market $40,000 Active 98 DOM
3. 2026-06-17
   days on market $40,000 Active 97 DOM
4. 2026-06-16
   days on market $40,000 Active 96 DOM
5. 2026-06-15
   days on market $40,000 Active 95 DOM
6. 2026-06-14
   days on market $40,000 Active 93 DOM
7. 2026-06-12
   days on market $40,000 Active 92 DOM
8. 2026-06-09
   days on market $40,000 Active 89 DOM
9. 2026-06-08
   days on market $40,000 Active 88 DOM
10. 2026-06-07
    days on market $40,000 Active 87 DOM
11. 2026-06-05
    days on market $40,000 Active 84 DOM
12. 2026-06-03
    days on market $40,000 Active 83 DOM
13. 2026-06-03
    days on market $40,000 Active 82 DOM
14. 2026-06-01
    days on market $40,000 Active 81 DOM
15. 2026-05-31
    days on market $40,000 Active 80 DOM
16. 2026-05-30
    days on market $40,000 Active 79 DOM
17. 2026-05-19
    price $40,000
18. 2026-04-28
    price $48,000
19. 2026-04-06
    status Active
20. 2026-03-03
    status Pending
21. 2026-02-06
    listed $55,000 Active
22. 2014-08-04
    soldstatus $20,000 145-char remark

    Show marketing remark (145 chars)

    Take a look at this cute 3 bedroom, 2 bath home with storage shed and carport! Seller Financing! Very nicely maintained! Call to see this today!

ⓘ 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: $90 · $8/mo
• Projected year-2 tax: $220 · $18/mo
• Expected delta: +$130/yr (+$11/mo · 143.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,168
• − Mortgage interest: −$2,241
• − Property taxes: −$90
• − Insurance: −$998
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,164
• Taxable income: $8,249
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $6,398/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: Moffat County School District Re: No. 1
• NCES district ID: 0805730
• Math proficiency: 22% ▲ 3.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $51,633
• Composite: 25.07/100
• National rank: #7539
• State rank: #53 of 86 in CO

Livability — Craig

• Score: 65/100
• State rank: #160
• US rank: #12817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Craig, CO
• Population (ZIP): 12,242

Population outlook (Moffat County) Hauer SSP2

• Today (2025): 10,901 people
• By 2030: 9,922 · -9.0%
• By 2040: 8,081 · -25.9%
• By 2050: 6,460 · -40.7%
• By 2075: 3,896 · -64.3%
• By 2100: 2,620 · -76.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Moffat

• 2024 margin: Solid R (+62.8) · D 17.5% · R 80.3% · Other 2.2%
• 2008→2024 swing: -19.4pp toward R · 2008: -43.5pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+63.6 2016: R+67.9 2012: R+55.0 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.11%
• Current HPI: 284.444
• 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

+100.0% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $40,000 AGMLS
• 2026-04-28 Price Changed $48,000 AGMLS
• 2026-04-06 Relisted — AGMLS
• 2026-03-03 Pending — AGMLS
• 2026-02-06 Listed $55,000 AGMLS
• 2014-08-04 Sold (MLS) $20,000 AGMLS

Property tax history

-1.2%/yr

Latest (2021): $90 · +1.3% YoY. Source: county tax records.