62927 US Hwy 40 Unit 204/202 · Granby, CO 80446

$196,000

1 bd · 2.0 ba · 675 sqft · Condo · 174 Days on market

Built 1982 Fair condition $290/sqft · 16% below area Est $233k · 16% under $1131/mo HOA · 60% of rent ↓ 10% since listing

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Why this score? — see what drove the F 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).

• ARV discount +14.6/15.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Seller offering $4k concession for updates or HOA. Versatile lock-off condo opportunity at the Inn at Silver Creek featuring two connected units with an interior locking door & adjoining decks. Use them together as one spacious retreat, keep one side & rent the other, or rent both, the flexibility is unmatched. One has a fireplace, queen Murphy bed, kitchenette, full bath, & private deck. The other has a queen bed set, full bath, and its own private deck. Both sides enjoy stunning mountain and pond views. Resort amenities include new saltwater pools and hot tubs, a fitness center, racquetball courts, arcade, on-site dining, and outdoor grilling areas.

Key facts

• $1,131 HOA
• Community pool
• Built 1982

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $196k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-991 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (73.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (3.5% below list).
• Recommended offer: $53k (73.1% below list) — sets the bar for cash-flow.
• Cap rate 0.2% vs local median 1.4% in Granby — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 70/100 on livability (#85 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: commute D+, amenities F, health & safety F.
• East Grand School District No. 2 (rural): math 36% / reading 58% proficiency, ranked #17 of 86 in CO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granby Elementary School (math 34% / reading 52%, grade F, #300 of 966 statewide, top 32%, 331 students, 38% FRL); East Grand Middle School (math 32% / reading 47%, grade F, #84 of 270 statewide, top 32%, 290 students, 22% FRL); Middle Park High School (math 42% / reading 67%, grade C-, #78 of 381 statewide, top 22%, 406 students, 20% FRL).
• Market conditions: 556 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
• This rent runs 30% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Grand County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 60% of rent.

Recommended offer $52,654 (73.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 73% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 0.23%
• Cash-on-cash: -21.66%
• DSCR: 0.04
• GRM: 8.6

CMA / ARV

• ARV (median comp): $232,686
• List price: $196,000
• Delta: -15.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62927 US Hwy 40 (door 547 & 549)	0.06mi	1/2.0	675 (0%)	6mo	$199,000	$295	93
62927 US Highway 40 #336	0.05mi	1/1.0	647 (-4%)	2mo	$150,000	$232	85
62927 US Highway 40 #432	0.11mi	2/2.0 (+1)	615 (-9%)	9mo	$3,500	$6	68
062927 US Hwy 40 Unit 627 (door 635)	0.06mi	1/1.0	555 (-18%)	1mo	$185,000	$333	67
62927 US Hwy 40 Hwy #336	0.06mi	1/1.0	555 (-18%)	2mo	$150,000	$270	66
154 Village Rd Unit C-107	0.17mi	1/1.0	592 (-12%)	2mo	$300,000	$507	66
62927 U.s. 40 #611	0.11mi	1/1.0	555 (-18%)	1mo	$200,000	$360	65
62927 US Hwy 40 #301	0.06mi	1/1.0	555 (-18%)	6mo	$180,000	$324	64
150 Village Rd Unit A-307	0.18mi	1/1.0	592 (-12%)	5mo	$369,000	$623	63
62927 US Hwy 40 #659	0.11mi	1/1.0	555 (-18%)	8mo	$180,000	$324	60
247 Lake Dr #3103	1.50mi	2/2.0 (+1)	751 (+11%)	4mo	$328,000	$437	38
227 Lake Dr #2105	1.47mi	2/2.0 (+1)	750 (+11%)	7mo	$375,000	$500	36

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: -61.2%
• Equity multiple: -0.72×
• Total profit: $-94,131
• Equity at exit: $29,224

10-year hold

• IRR: —
• Equity multiple: -1.92×
• Total profit: $-160,271
• Equity at exit: $16,946

Cash invested: $54,880 (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 →

Active competition Active MLS

• For sale now: 1 active
• Median asking: $249,900 ($370/sqft)
• Median days on market: 189 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -6.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80446

• Home prices YoY: -23.1%
• Active inventory: 556
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$1,028
• Tax est. 1.5%: −$245 /mo · $2,940/yr
• Insurance: −$82
• HOA: −$1,131
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-991

Break-even live

Break-even rent $3,146

Max offer price $52,654

Occupancy floor —

Sensitivity live

Price	-10% $-855	-5% $-923	+0% $-991	+5% $-1,058	+10% $-1,126
Rent	-10% $-1,140	-5% $-1,065	+0% $-991	+5% $-916	+10% $-841
Rate	-1.0pp $-892	-0.5pp $-941	base $-991	+0.5pp $-1,041	+1.0pp $-1,093

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: $49,000
• Closing costs: $5,880
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• HOA & community: Homeowners association with monthly feeMonthly association fee of $1,131.96Association covers cable TV, water, sewer, internet, grounds maintenance, trash, electricity, gas, and insuranceCommunity amenities include pool, game room, spa/hot tub, laundry, meeting room, fitness center, and snow removal

Exterior

• Utilities: Public waterPublic sewerElectric service on property
• Home design: Condominium residenceResidential property
• Construction: Frame construction
• Exterior features: DeckPublic maintained roadHas view

Interior

• Kitchen: Electric range
• Interior features: Electric RangeLiving room fireplace
• Laundry & utility: Shared laundry in common area

HOA detail $1,131/mo · $13,572/yr condo

• Likely covers: waterpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $196,000 Active 174 DOM
2. 2026-09-22
   days on market $196,000 Active 173 DOM
3. 2026-09-21
   days on market $196,000 Active 172 DOM
4. 2026-09-20
   days on market $196,000 Active 171 DOM
5. 2026-09-19
   days on market $196,000 Active 170 DOM
6. 2026-09-18
   days on market $196,000 Active 169 DOM
7. 2026-09-17
   days on market $196,000 Active 168 DOM
8. 2026-09-16
   days on market $196,000 Active 167 DOM
9. 2026-09-15
   days on market $196,000 Active 166 DOM
10. 2026-09-14
    days on market $196,000 Active 165 DOM
11. 2026-09-13
    days on market $196,000 Active 164 DOM
12. 2026-09-12
    days on market $196,000 Active 163 DOM
13. 2026-09-11
    days on market $196,000 Active 162 DOM
14. 2026-09-06
    price $196,000 Active 156 DOM
15. 2026-09-05
    days on market $199,000 Active 156 DOM
16. 2026-09-04
    days on market $199,000 Active 155 DOM
17. 2026-09-03
    days on market $199,000 Active 154 DOM
18. 2026-08-31
    days on market $199,000 Active 151 DOM
19. 2026-08-30
    days on market $199,000 Active 150 DOM
20. 2026-08-29
    days on market $199,000 Active 149 DOM
21. 2026-08-28
    days on market $199,000 Active 148 DOM
22. 2026-08-27
    days on market $199,000 Active 147 DOM
23. 2026-08-25
    days on market $199,000 Active 145 DOM
24. 2026-08-24
    days on market $199,000 Active 144 DOM
25. 2026-08-23
    days on market $199,000 Active 143 DOM
26. 2026-08-22
    days on market $199,000 Active 142 DOM
27. 2026-08-21
    days on market $199,000 Active 141 DOM
28. 2026-08-20
    days on market $199,000 Active 140 DOM
29. 2026-08-19
    days on market $199,000 Active 139 DOM
30. 2026-08-18
    days on market $199,000 Active 138 DOM
31. 2026-08-17
    days on market $199,000 Active 137 DOM
32. 2026-08-16
    days on market $199,000 Active 136 DOM
33. 2026-08-15
    days on market $199,000 Active 135 DOM
34. 2026-08-15
    days on market $199,000 Active 134 DOM
35. 2026-08-13
    days on market $199,000 Active 133 DOM
36. 2026-08-12
    days on market $199,000 Active 132 DOM
37. 2026-08-11
    days on market $199,000 Active 131 DOM
38. 2026-08-10
    days on market $199,000 Active 130 DOM
39. 2026-08-09
    days on market $199,000 Active 129 DOM
40. 2026-08-08
    days on market $199,000 Active 128 DOM
41. 2026-08-07
    days on market $199,000 Active 127 DOM
42. 2026-08-06
    days on market $199,000 Active 126 DOM
43. 2026-08-05
    days on market $199,000 Active 125 DOM
44. 2026-08-04
    days on market $199,000 Active 124 DOM
45. 2026-08-03
    days on market $199,000 Active 123 DOM
46. 2026-07-31
    days on market $199,000 Active 120 DOM
47. 2026-07-30
    days on market $199,000 Active 118 DOM
48. 2026-07-28
    days on market $199,000 Active 117 DOM
49. 2026-07-26
    days on market $199,000 Active 115 DOM
50. 2026-07-25
    days on market $199,000 Active 114 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,707
• − Mortgage interest: −$10,979
• − Property taxes: −$2,940
• − Insurance: −$980
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − HOA: −$13,572
• − Depreciation: −$5,702
• Taxable loss: −$15,099
• Est. tax savings @ 24.0%: +$3,624
• After-tax cash flow: $-8,264/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab Est. rehab $3,375–$10,125 screening

This property offers a good investment opportunity with cosmetic updates that can significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn cabinet hardware
• Minor Bathroom vanity — Worn countertop
• Minor Window treatments — Worn curtains

Value-add opportunities

• Both Painting and updating interior walls and ceilings — Fresh paint and updated decor can significantly enhance the appeal and value of the property ↑
• Both Re-carpeting the floors — New carpet can improve comfort and appearance ↑
• Both Re-staining or re-painting the exterior siding — Fresh paint can improve curb appeal and property value ↑
• Both Upgrading the kitchen cabinets and countertops — Modern kitchen appliances and updated countertops can attract more buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Granby Elementary School F CO #300/966 Nat'l #17,502/41,679 Middle East Grand Middle School F CO #84/270 Nat'l #6,151/14,009 High Middle Park High School C- CO #78/381 Nat'l #4,461/17,239

Schools (NCES district)

• District: East Grand School District No. 2
• NCES district ID: 0804320
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $64,903
• Composite: 41.64/100
• National rank: #3424
• State rank: #17 of 86 in CO

B Composite livability gradescore 70/100

Livability — Granby

• Score: 70/100
• State rank: #85
• US rank: #7574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Grand County · 14,498 people
• City population: 4,017
• Metro: nan
• Population (ZIP): 4,017
• Household income: $74,973
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 2% of renters

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Population outlook (Grand County) Hauer SSP2

• Today (2025): 14,498 people
• By 2030: 14,215 · -2.0%
• By 2040: 13,225 · -8.8%
• By 2050: 12,186 · -15.9%
• By 2075: 10,196 · -29.7%
• By 2100: 8,326 · -42.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 19% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 8% Portuguese 6% Romanian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Spanish 1%

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Political lean MEDSL · Grand

• 2024 margin: Toss-up / Even · D 48.0% · R 48.8% · Other 3.2%
• 2008→2024 swing: +0.3pp no change · 2008: -1.1pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: R+1.8 2016: R+13.5 2012: R+7.2 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.78%
• Current HPI: 347.8691
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

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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

Property features AI

Finance

• HOA & community: Homeowners association with monthly feeMonthly association fee of $1,131.96Association covers cable TV, water, sewer, internet, grounds maintenance, trash, electricity, gas, and insuranceCommunity amenities include pool, game room, spa/hot tub, laundry, meeting room, fitness center, and snow removal

Exterior

• Utilities: Public waterPublic sewerElectric service on property
• Home design: Condominium residenceResidential property
• Construction: Frame construction
• Exterior features: DeckPublic maintained roadHas view

Interior

• Kitchen: Electric range
• Interior features: Electric RangeLiving room fireplace
• Laundry & utility: Shared laundry in common area

Price history

-9.5% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $199,000 GCAR
• 2026-04-02 Listed $220,000 GCAR