325 E 1st St #448 · Ault, CO 80610

$68,900

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 39 Days on market

Built 1994 6,534 sqft lot Est $96k · 28% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remarkable 3 bedroom, 2 bath Mobile home with a open concept floorplan. It features new windows throughout & Central A/C. It's Full of natural light, and a really cozy layout. Situated in a very nice Mobile Home Park with only $625 monthly lot rent. Straight shot right off Hwy 85 to Ft. Collins, Greeley, and Cheyenne. Some updates have been made, but trailer needs a little work. (some deferred maintenance from age and natural wear and tear, and price reflects that) Sold As Is. Buyer must call park manager, Sergio 970-834-2028 to qualify with 600 credit score, no evictions, no criminal history, & 1-yr at currant job. Sold AS IS. Seller is not able to make any repairs for buyer.

Key facts

• Open floorplan
• Natural light
• New windows

Tags

• OPEN FLOORPLAN
• NEW WINDOWS
• NATURAL LIGHT

Property features AI

Finance

• HOA & community: Association covers common amenities and trash

Exterior

• Parking: Carport
• Utilities: City water (meter installed); Natural gas available (Atmos); Electricity available; Cable available; Ram Waste trash service
• Home design: Manufactured in park (mobile home); One story; Tandem garage
• Construction: Metal siding; Composition roof; Crawl space foundation; Built by Palm Harbor
• Exterior features: Deck; Storage structure; Level lot; Minimal flood risk (C rating)

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floorplan; Walk-in closets; Window coverings; Free-standing fireplace
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $68,900 price doesn't fit this home's estimated sale value (~$96,096) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.7% vs local median 1.9% in Ault — 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 61/100 on livability (#216 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• Weld County School District No. Re-9 (rural): math 25% / reading 30% proficiency, ranked #117 of 176 in CO (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Highland Elementary School (math 10% / reading 34%, grade F, #651 of 966 statewide, top 68%, 473 students, 41% FRL); Highland High School (math 24% / reading 54%, grade F, #176 of 381 statewide, top 49%, 285 students, 38% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $66,833 (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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.33%
• DSCR: 2.97
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $96,096
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 E 1st St #442	0.03mi	4/2.0 (+1)	1,216 (-1%)	5mo	$42,000	$35	87
325 E 1st St #456	0.03mi	3/2.0	1,140 (-8%)	14mo	$54,500	$48	74
325 E 1st St #428	0.08mi	4/2.0 (+1)	1,216 (-1%)	21mo	$95,000	$78	72
316 S 3rd Ave	0.40mi	3/2.0	1,344 (+9%)	7mo	$339,900	$253	60

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $26,309
• Equity at exit: $10,273

10-year hold

• IRR: 39.5%
• Equity multiple: 4.70×
• Total profit: $71,331
• Equity at exit: $5,957

Cash invested: $19,292 (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 80610

• Home prices YoY: -4.9%
• Active inventory: 45
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$361
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$29
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $587

Break-even live

Break-even rent $683

Max offer price $68,900

Occupancy floor 54%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $68,900 Active 39 DOM
2. 2026-06-17
   days on market $68,900 Active 38 DOM
3. 2026-06-16
   days on market $68,900 Active 37 DOM
4. 2026-06-15
   days on market $68,900 Active 36 DOM
5. 2026-06-14
   days on market $68,900 Active 34 DOM
6. 2026-06-10
   days on market $68,900 Active 31 DOM
7. 2026-06-09
   days on market $68,900 Active 30 DOM
8. 2026-06-08
   days on market $68,900 Active 29 DOM
9. 2026-06-07
   remarks 688-char remark
10. 2026-06-07
    statusdays on market $68,900 Active 28 DOM
11. 2026-06-01
    status $68,900 Pending 27 DOM
12. 2026-05-31
    days on market $68,900 Active 27 DOM
13. 2026-05-30
    days on market $68,900 Active 26 DOM
14. 2026-04-08
    listed $68,900 Active

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $379 · $32/mo
• Expected delta: +$83/yr (+$7/mo · 28.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 7 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,124
• − Mortgage interest: −$3,859
• − Property taxes: −$296
• − Insurance: −$1,847
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$2,004
• Taxable income: $6,377
• Est. tax owed @ 24.0%: −$1,531
• After-tax cash flow: $5,518/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: Weld County School District No. Re-9
• NCES district ID: 0802310
• Math proficiency: 25% ▲ 5.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $55,080
• Composite: 27.54/100
• National rank: #12358
• State rank: #117 of 176 in CO

Livability — Ault

• Score: 61/100
• State rank: #216
• US rank: #17316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ault, CO
• Population (ZIP): 4,175

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 28% Two or more races 10%
• Hispanic origin (detail): Mexican 27%
• Common ancestry: Italian 4% Lithuanian 3% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 14% Korean 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.81%
• Current HPI: 342.8986
• 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

1 event — show timeline

• 2026-04-08 Listed $68,900 IRES

Property tax history

+13.4%/yr

Latest (2025): $296 · +239.9% YoY. Source: county tax records.