218 Grape St #5 · Hudson, CO 80642

$92,500

2 bd · 1.0 ba · 1,088 sqft · Manufactured public records · 79 Days on market

Built 2023 Good condition 3,049 sqft lot $85/sqft · at area comps Est $95k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +8.7/15.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**HUGE PRICE CORRECTION AND MOTIVATED SELLER!** Experience modern comfort and effortless living in this beautifully updated, move-in-ready home featuring a bright, open-concept layout with stunning wood-look flooring and recessed lighting throughout. The chef-inspired kitchen is a true standout, boasting rich dark wood cabinetry, a sleek stainless steel farmhouse sink, and a spacious breakfast bar that flows seamlessly into the dining and living areas anchored by custom built-ins. Relaxation awaits in the generous primary suite, complete with a private ensuite bathroom and a luxurious soaking tub, while versatile additional bedrooms provide the perfect space for a home office or guest quarters. Outside, you'll find a well-maintained exterior with a private wooden entry deck and the incredible value of low space rent that conveniently includes water, sewer, and trash services. Combining high-end finishes with low-maintenance living, this stylish gem is priced to sell and the seller is **open to any and all offers**-bring your best offer today and move in ASAP!

Key facts

• Dark wood cabinetry
• Breakfast bar
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• CHEF-INSPIRED KITCHEN
• DARK WOOD CABINETRY
• STAINLESS STEEL FARMHOUSE SINK
• BREAKFAST BAR
• PRIVATE ENSUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $92k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 0.9% in Hudson — 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 64/100 on livability (#173 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Weld County School District Re-3J (rural): math 18% / reading 31% proficiency, ranked #64 of 86 in CO (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $640 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $26k (22%) 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 $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.38% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.14%
• DSCR: 1.90
• GRM: 6.0

CMA / ARV

• ARV (median comp): $95,000
• List price: $92,500
• Delta: -2.63%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Grape St #34	0.00mi	2/2.0	1,216 (+12%)	21mo	$95,000	$78	59

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: 12.3%
• Equity multiple: 1.49×
• Total profit: $12,677
• Equity at exit: $13,792

10-year hold

• IRR: 21.2%
• Equity multiple: 2.80×
• Total profit: $46,604
• Equity at exit: $7,998

Cash invested: $25,900 (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 80642

• Home prices YoY: -23.9%
• Active inventory: 53
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $435

Break-even live

Break-even rent $725

Max offer price $92,500

Occupancy floor 61%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 Cedar St Unit A Hudson, CO	2.0	1.0	1004	$1,275	$1.27	4d	1	0.42mi

Listing history 20 events

1. 2026-06-18
   days on market $92,500 Active 79 DOM
2. 2026-06-17
   days on market $92,500 Active 78 DOM
3. 2026-06-16
   days on market $92,500 Active 77 DOM
4. 2026-06-15
   days on market $92,500 Active 76 DOM
5. 2026-06-13
   days on market $92,500 Active 74 DOM
6. 2026-06-09
   days on market $92,500 Active 70 DOM
7. 2026-06-08
   days on market $92,500 Active 69 DOM
8. 2026-06-07
   days on market $92,500 Active 68 DOM
9. 2026-06-04
   days on market $92,500 Active 65 DOM
10. 2026-06-03
    days on market $92,500 Active 64 DOM
11. 2026-06-02
    days on market $92,500 Active 63 DOM
12. 2026-06-01
    days on market $92,500 Active 62 DOM
13. 2026-05-31
    days on market $92,500 Active 61 DOM
14. 2026-04-25
    price $110,000 1075-char remark

    Show marketing remark (1075 chars)

    **HUGE PRICE CORRECTION AND MOTIVATED SELLER!** Experience modern comfort and effortless living in this beautifully updated, move-in-ready home featuring a bright, open-concept layout with stunning wood-look flooring and recessed lighting throughout. The chef-inspired kitchen is a true standout, boasting rich dark wood cabinetry, a sleek stainless steel farmhouse sink, and a spacious breakfast bar that flows seamlessly into the dining and living areas anchored by custom built-ins. Relaxation awaits in the generous primary suite, complete with a private ensuite bathroom and a luxurious soaking tub, while versatile additional bedrooms provide the perfect space for a home office or guest quarters. Outside, you'll find a well-maintained exterior with a private wooden entry deck and the incredible value of low space rent that conveniently includes water, sewer, and trash services. Combining high-end finishes with low-maintenance living, this stylish gem is priced to sell and the seller is **open to any and all offers**-bring your best offer today and move in ASAP!

15. 2026-03-31
    listed $118,900 Active 1075-char remark

    Show marketing remark (1075 chars)

    **HUGE PRICE CORRECTION AND MOTIVATED SELLER!** Experience modern comfort and effortless living in this beautifully updated, move-in-ready home featuring a bright, open-concept layout with stunning wood-look flooring and recessed lighting throughout. The chef-inspired kitchen is a true standout, boasting rich dark wood cabinetry, a sleek stainless steel farmhouse sink, and a spacious breakfast bar that flows seamlessly into the dining and living areas anchored by custom built-ins. Relaxation awaits in the generous primary suite, complete with a private ensuite bathroom and a luxurious soaking tub, while versatile additional bedrooms provide the perfect space for a home office or guest quarters. Outside, you'll find a well-maintained exterior with a private wooden entry deck and the incredible value of low space rent that conveniently includes water, sewer, and trash services. Combining high-end finishes with low-maintenance living, this stylish gem is priced to sell and the seller is **open to any and all offers**-bring your best offer today and move in ASAP!

16. 2022-11-23
    historical
17. 2022-10-18
    price $62,000
18. 2022-10-04
    price $70,900
19. 2022-08-04
    price $72,000
20. 2022-06-22
    listed $82,000 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$5,181
• − Property taxes: −$587
• − Insurance: −$462
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,691
• Taxable income: $3,930
• Est. tax owed @ 24.0%: −$943
• After-tax cash flow: $4,273/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 · 12 photos

Good 75/100 Cosmetic rehab

This move-in-ready home features a bright, open-concept layout with modern updates and wood-look flooring. It is in good condition with minimal maintenance needed.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Weld County School District Re-3J
• NCES district ID: 0804920
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $60,814
• Composite: 22.63/100
• National rank: #8062
• State rank: #64 of 86 in CO

Livability — Hudson

• Score: 64/100
• State rank: #173
• US rank: #13990

Category grades

Amenities F Commute F 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

• Census place: Hudson, CO
• Population (ZIP): 4,449

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 39% Two or more races 20% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 72% English-only · Spanish 28% German/W. Germanic 0%

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: ▼ -100.94%
• Current HPI: 322.191
• 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

+34.1% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $110,000 IRES
• 2026-03-31 Listed $118,900 IRES
• 2022-11-23 Listing Removed — IRES
• 2022-10-18 Price Changed $62,000 IRES
• 2022-10-04 Price Changed $70,900 IRES
• 2022-08-04 Price Changed $72,000 IRES
• 2022-06-22 Listed $82,000 IRES