1082 Pinyon St · Meeker, CO 81641

$116,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 49 Days on market

Built 2001 7,405 sqft lot Est $95k · 22% over ↓ 39% since listing

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Why this score? — see what drove the C 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This single level ranch style home is located on a spacious corner lot edged with mature pine trees. The home offers a welcoming and smart floorplan perfect for a family or couple. A large kitchen provides ample storage and counter space with a dining room and sliding glass door to the back deck nearby. The master bedroom featuring an ensuite full bath with a jetted tub and separate shower. The home also features a large living room, a den/study, and two guest bedrooms with nice closet space. Outside you will enjoy the privacy of a raised wood deck and a 768 square foot detached garage. Schedule a private showing today and really see what this property has to offer.

Key facts

• Detached shop
• Corner lot
• 7,405 sq ft lot

Tags

• CORNER LOT
• DETACHED SHOP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#211 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A-, housing B+; Watch: employment D+, amenities F, commute F.
• Meeker School District Re1 (rural): math 49% / reading 53% proficiency, ranked #13 of 86 in CO (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Meeker Elementary School (math 47% / reading 52%, grade D, #207 of 966 statewide, top 24%, 324 students, 39% FRL); Meeker High School (math 44% / reading 64%, grade C-, #78 of 381 statewide, top 22%, 220 students, 28% FRL).
• Market conditions: 45 active listings in the ZIP; 14 units permitted in Rio Blanco County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rio Blanco County population projected at -13% 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $112,520 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.97%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $95,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1082 Pinyon St	0.00mi	3/2.0	1,501 (-1%)	1mo	$93,900	$63	98

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,256
• Equity at exit: $17,296

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $35,470
• Equity at exit: $10,030

Cash invested: $32,480 (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 81641

• Active inventory: 45
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $378

Break-even live

Break-even rent $913

Max offer price $116,000

Occupancy floor 68%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-13
   status Pending
2. 2026-03-23
   price $116,000
3. 2026-03-06
   status Active
4. 2026-03-06
   price $136,000
5. 2025-07-21
   status Pending
6. 2025-07-10
   listed $146,000 Active
7. 2020-10-15
   historical
8. 2019-11-14
   soldstatus $188,000
9. 2019-11-13
   soldstatus $188,000 674-char remark

   Show marketing remark (674 chars)

   This single level ranch style home is located on a spacious corner lot edged with mature pine trees. The home offers a welcoming and smart floorplan perfect for a family or couple. A large kitchen provides ample storage and counter space with a dining room and sliding glass door to the back deck nearby. The master bedroom featuring an ensuite full bath with a jetted tub and separate shower. The home also features a large living room, a den/study, and two guest bedrooms with nice closet space. Outside you will enjoy the privacy of a raised wood deck and a 768 square foot detached garage. Schedule a private showing today and really see what this property has to offer.

10. 2019-11-13
    soldstatus $188,000 674-char remark

    Show marketing remark (674 chars)

    This single level ranch style home is located on a spacious corner lot edged with mature pine trees. The home offers a welcoming and smart floorplan perfect for a family or couple. A large kitchen provides ample storage and counter space with a dining room and sliding glass door to the back deck nearby. The master bedroom featuring an ensuite full bath with a jetted tub and separate shower. The home also features a large living room, a den/study, and two guest bedrooms with nice closet space. Outside you will enjoy the privacy of a raised wood deck and a 768 square foot detached garage. Schedule a private showing today and really see what this property has to offer.

11. 2019-11-13
    soldstatus $188,000

    Show marketing remark (674 chars)

    This single level ranch style home is located on a spacious corner lot edged with mature pine trees. The home offers a welcoming and smart floorplan perfect for a family or couple. A large kitchen provides ample storage and counter space with a dining room and sliding glass door to the back deck nearby. The master bedroom featuring an ensuite full bath with a jetted tub and separate shower. The home also features a large living room, a den/study, and two guest bedrooms with nice closet space. Outside you will enjoy the privacy of a raised wood deck and a 768 square foot detached garage. Schedule a private showing today and really see what this property has to offer.

12. 2019-07-13
    listed $188,000 674-char remark

    Show marketing remark (674 chars)

    This single level ranch style home is located on a spacious corner lot edged with mature pine trees. The home offers a welcoming and smart floorplan perfect for a family or couple. A large kitchen provides ample storage and counter space with a dining room and sliding glass door to the back deck nearby. The master bedroom featuring an ensuite full bath with a jetted tub and separate shower. The home also features a large living room, a den/study, and two guest bedrooms with nice closet space. Outside you will enjoy the privacy of a raised wood deck and a 768 square foot detached garage. Schedule a private showing today and really see what this property has to offer.

13. 2019-07-13
    listed $188,000 674-char remark

    Show marketing remark (674 chars)

    This single level ranch style home is located on a spacious corner lot edged with mature pine trees. The home offers a welcoming and smart floorplan perfect for a family or couple. A large kitchen provides ample storage and counter space with a dining room and sliding glass door to the back deck nearby. The master bedroom featuring an ensuite full bath with a jetted tub and separate shower. The home also features a large living room, a den/study, and two guest bedrooms with nice closet space. Outside you will enjoy the privacy of a raised wood deck and a 768 square foot detached garage. Schedule a private showing today and really see what this property has to offer.

14. 2010-07-12
    listed $185,000
15. 2007-09-12
    soldstatus $189,000

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $778 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 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: $16,702
• − Mortgage interest: −$6,498
• − Property taxes: −$778
• − Insurance: −$580
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$3,375
• Taxable income: $2,800
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $3,865/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: Meeker School District Re1
• NCES district ID: 0805610
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $51,690
• Composite: 43.77/100
• National rank: #2940
• State rank: #13 of 86 in CO

Livability — Meeker

• Score: 62/100
• State rank: #211
• US rank: #17130

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meeker, CO
• Population (ZIP): 3,578

Population outlook (Rio Blanco County) Hauer SSP2

• Today (2025): 6,237 people
• By 2030: 6,043 · -3.1%
• By 2040: 5,729 · -8.1%
• By 2050: 5,454 · -12.6%
• By 2075: 4,907 · -21.3%
• By 2100: 4,159 · -33.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 13% Two or more races 12% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 7% Slovak 6% Subsaharan African 4%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% German/W. Germanic 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Rio Blanco

• 2024 margin: Solid R (+63.7) · D 17.3% · R 81.0% · Other 1.8%
• 2008→2024 swing: -7.1pp toward R · 2008: -56.6pp · 2024: -63.7pp
• All cycles: 2024: R+63.7 2020: R+67.7 2016: R+68.4 2012: R+63.9 2008: R+56.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.91%
• Current HPI: 229.1679
• 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

-38.6% since first listed

15 events — show timeline

• 2026-04-13 Pending — GJARA
• 2026-03-23 Price Changed $116,000 GJARA
• 2026-03-06 Relisted — GJARA
• 2026-03-06 Price Changed $136,000 GJARA
• 2025-07-21 Pending — GJARA
• 2025-07-10 Listed $146,000 GJARA
• 2020-10-15 Listing Removed — cren
• 2019-11-14 Sold (Public Records) $188,000 Public Records
• 2019-11-13 Sold (MLS) $188,000 AGMLS
• 2019-11-13 Sold (MLS) $188,000 IRES
• 2019-11-13 Sold (MLS) $188,000 REColorado as Distributed by MLS Grid
• 2019-07-13 Listed $188,000 IRES
• 2019-07-13 Listed $188,000 REColorado as Distributed by MLS Grid
• 2010-07-12 Listed $185,000 cren
• 2007-09-12 Sold (Public Records) $189,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $778 · +41.4% YoY. Source: county tax records.