308 W 8th St · Dove Creek, CO 81324

$155,000

3 bd · 2.0 ba · 1,152 sqft · Other public records · 65 Days on market

Built 1986 0.26 ac lot

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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 +18.4/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

This well-maintained 3-bedroom, 2-bath home sits on a permanent foundation and offers 1,152 square feet of comfortable living space on a . 26-acre lot. Inside, you’ll find an inviting open-concept layout connecting the kitchen and living area - perfect for everyday living or entertaining. Recent updates, including fresh interior paint and modern light fixtures, give the home a clean, updated look. The property features an M & I irrigation tap through DWCD, adding extra value and utility, along with a detached one-car garage for parking or additional storage. Nestled in the quiet and peaceful community of Dove Creek, this home offers small-town charm with room to breathe. Schedule

Key facts

• Recent updates
• Irrigation tap
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• RECENT UPDATES
• IRRIGATION TAP
• DETACHED GARAGE
• QUIET COMMUNITY

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single wide mobile home; 1 story; Permanent foundation; Metal roof; Residential single-family zoning
• Construction: Metal roof; Permanent foundation; Single wide mobile home construction
• Exterior features: Corner lot with corners marked; City street frontage; Chain link fencing; Shed(s); Garage(s); Has irrigation water rights; Residential single-family use

Interior

• Kitchen: Dishwasher; Oven; Range; Refrigerator
• Bedrooms: Primary bedroom on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Eat-in kitchen; Kitchen/dining combo; Main level primary; Unfurnished
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $137k (11.7% below list).
• Recommended offer: $137k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#135 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: crime F, amenities F, commute F.
• Dolores County School District Re-2J (rural): math 6% / reading 20% proficiency, ranked #167 of 176 in CO (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Seventh Street Elementary School (math 24% / reading 24%, grade F, #606 of 966 statewide, top 65%, 124 students, 56% FRL); Dove Creek High School (math 10% / reading 30%, grade F, #315 of 381 statewide, top 85%, 139 students, 45% FRL).
• Market conditions: 20 active listings in the ZIP; 16 units permitted in Dolores County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (5.5% local appreciation)).
• Dolores County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $155k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $136,920 (11.7% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.97%
• DSCR: 1.18
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.13×
• Total profit: $48,846
• Equity at exit: $92,128

10-year hold

• IRR: 17.3%
• Equity multiple: 4.18×
• Total profit: $137,881
• Equity at exit: $162,666

Cash invested: $43,400 (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 81324

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,369 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$61 /mo · $727/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $144

Break-even live

Break-even rent $1,187

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $231	-5% $188	+0% $144	+5% $100	+10% $56
Rent	-10% $35	-5% $90	+0% $144	+5% $198	+10% $252
Rate	-1.0pp $222	-0.5pp $183	base $144	+0.5pp $103	+1.0pp $63

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $155,000 Active 65 DOM
2. 2026-06-19
   days on market $155,000 Active 63 DOM
3. 2026-06-18
   days on market $155,000 Active 62 DOM
4. 2026-06-17
   days on market $155,000 Active 61 DOM
5. 2026-06-16
   days on market $155,000 Active 60 DOM
6. 2026-06-15
   days on market $155,000 Active 59 DOM
7. 2026-06-14
   days on market $155,000 Active 57 DOM
8. 2026-06-12
   days on market $155,000 Active 56 DOM
9. 2026-06-09
   days on market $155,000 Active 53 DOM
10. 2026-06-09
    price $155,000 Active 52 DOM
11. 2026-06-08
    days on market $159,400 Active 52 DOM
12. 2026-06-07
    days on market $159,400 Active 51 DOM
13. 2026-06-05
    days on market $159,400 Active 48 DOM
14. 2026-06-03
    days on market $159,400 Active 47 DOM
15. 2026-06-02
    days on market $159,400 Active 46 DOM
16. 2026-06-01
    days on market $159,400 Active 45 DOM
17. 2026-05-31
    days on market $159,400 Active 44 DOM
18. 2026-05-30
    days on market $159,400 Active 43 DOM
19. 2026-05-18
    price $159,400
20. 2026-04-17
    listed $164,500 Active
21. 2009-12-14
    soldstatus $75,000
22. 1996-10-18
    soldstatus $34,000

ⓘ 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: $727 · $61/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$125/yr (+$10/mo · 17.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 3 d/yr ≥89°F today · 7 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: $16,430
• − Mortgage interest: −$8,682
• − Property taxes: −$727
• − Insurance: −$775
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,509
• Taxable loss: −$892
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $1,938/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: Dolores County School District Re-2J
• NCES district ID: 0803420
• Math proficiency: 6% ▼ -14.00%
• Reading proficiency: 20% ▬ 0.00%
• Median HH income: $39,413
• Composite: 14.6/100
• National rank: #14405
• State rank: #167 of 176 in CO

Livability — Dove Creek

• Score: 66/100
• State rank: #135
• US rank: #11387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dove Creek, CO
• Population (ZIP): 1,639

Population outlook (Dolores County) Hauer SSP2

• Today (2025): 1,762 people
• By 2030: 1,634 · -7.3%
• By 2040: 1,386 · -21.3%
• By 2050: 1,185 · -32.7%
• By 2075: 966 · -45.2%
• By 2100: 811 · -54.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 16% Two or more races 10%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Scottish 3% Serbian 3% Iranian 2%
• Languages at home: 87% English-only · Spanish 11% German/W. Germanic 1%

Political lean MEDSL · Dolores

• 2024 margin: Solid R (+52.9) · D 22.9% · R 75.8% · Other 1.3%
• 2008→2024 swing: -16.0pp toward R · 2008: -36.9pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.6 2016: R+57.6 2012: R+41.8 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.45%
• Current HPI: 211.1044
• 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

+368.8% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $159,400 cren
• 2026-04-17 Listed $164,500 cren
• 2009-12-14 Sold (Public Records) $75,000 Public Records
• 1996-10-18 Sold (Public Records) $34,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $727 · +92.6% YoY. Source: county tax records.