325 E 1st St #448

Ault, CO 80610

$68,900B+

3 bd · 2.0 ba · 1,232 sqft · Built 1994 · Manufactured · Active · 39 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,427/mo
• Mortgage (P&I): −$361
• Tax + insurance: −$179
• HOA: −$0
• Vac / Maint / Mgmt: −$300
• Net cashflow: $587/mo
• Annual: $7,049/yr
• Cap rate: 18.70%
• Cash-on-cash: 44.33%
• DSCR: 2.97
• 1% rule: 2.07%
• Cash to close: $19,292

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $69k.
• 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).
• It's been on market 39 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• 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.
• 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.
• Watch-outs: flood insurance adds $125/mo.
• Market conditions: 45 active listings in the ZIP; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).
• 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.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.
• 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.

Questions for listing agent

• 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?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.