325 E Main St #18 · Silver Cliff, CO 81252

$116,000

1 bd · 1.0 ba · 516 sqft · SingleFamily · 33 Days on market

Built 2015 Good condition Est $127k · 9% under $420/mo HOA · 29% of rent

---

Why this score? — see what drove the D+ 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 +11.5/15.0
• Cash flow +10.3/30.0
• 1% rule +7.6/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JOIN THE TINE HOUSE MOVEMENT! - Step into this like-new 396 square foot park home and you will be amazed at all the space you have to live in full time or part time! This lovely small home is located in scenic Westcliffe, Colorado and has fantastic views of the majestic Sangre de Cristo Mountain range. You will be located in Valley View Park and the lot rent is only $235 per month. It is a beautiful place to live in town and you will be close to shopping, festivals, and not far from hiking trails in town, or in the mountains! The home features an open floor plan and has many nice built-in cabinets for storage. The high vaulted ceilings enhance the size of the home and the many windows let in lots of light. A covered outdoor deck is an awesome place to watch the sunrise and sunsets, sip your morning coffee and enjoy the mountain views. NO LAND is included.

Key facts

• Vaulted ceilings
• Mini split system
• Wood burning stove

Tags

• VAULTED CEILINGS
• WOOD BURNING STOVE
• HIGH EFFICIENCY FURNACE
• MINI SPLIT SYSTEM
• TREX DECK
• FULLY LANDSCAPED YARD

Property features AI

Finance

• HOA & community: Homeowners association with a $420 monthly fee

Exterior

• Utilities: Cable available; Electricity connected; Propane service; Public sewer; Additional utility details noted in remarks
• Home design: Single family residence; Residential property
• Exterior features: Patio/porch details noted in remarks; Wood fencing; Landscaped lot; Level lot; Wooded lot; Has a view

Interior

• Flooring: Carpet; Vinyl; Laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Propane heating; Wood heating; Wall unit cooling; Additional cooling present
• Interior features: Low emissivity windows; Wood burning stove

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $116k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-64 ($-763/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (7.9% below list).
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $107k (7.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.5% in Silver Cliff — 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 60/100 on livability (#253 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D, crime F, amenities F.
• Custer County School District Consolidate 1 (rural): math 30% / reading 50% proficiency, ranked #55 of 176 in CO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Custer County Elementary School (math 30% / reading 34%, grade F, #469 of 966 statewide, top 49%, 165 students, 42% FRL); Custer Middle School (math 17% / reading 44%, grade F, #127 of 270 statewide, top 47%, 75 students, 33% FRL); Custer County High School (math 50% / reading 70%, grade C+, #53 of 381 statewide, top 17%, 114 students, 33% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 283 active listings in the ZIP; 117 units permitted in Custer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $27k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $116k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,802 (7.9% 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 33 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.26% ✓
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $127,452
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 E Main St #28	0.02mi	1/1.0	546 (+6%)	8mo	$135,000	$247	82

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-22,565
• Equity at exit: $17,296

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-23,724
• Equity at exit: $10,030

Cash invested: $32,480 (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 81252

• Home prices YoY: -11.3%
• Active inventory: 283
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$608
• Tax est. 1.5%: −$145 /mo · $1,740/yr
• Insurance: −$48
• HOA: −$420
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-64

Break-even live

Break-even rent $1,546

Max offer price $106,802

Occupancy floor 99%

Sensitivity live

Price	-10% $17	-5% $-23	+0% $-64	+5% $-104	+10% $-144
Rent	-10% $-179	-5% $-121	+0% $-64	+5% $-6	+10% $52
Rate	-1.0pp $-5	-0.5pp $-34	base $-64	+0.5pp $-94	+1.0pp $-124

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 19 events

1. 2026-06-22
   days on market $116,000 Active 33 DOM
2. 2026-06-21
   days on market $116,000 Active 32 DOM
3. 2026-06-19
   days on market $116,000 Active 30 DOM
4. 2026-06-18
   days on market $116,000 Active 29 DOM
5. 2026-06-17
   days on market $116,000 Active 28 DOM
6. 2026-06-16
   days on market $116,000 Active 27 DOM
7. 2026-06-15
   days on market $116,000 Active 26 DOM
8. 2026-06-14
   days on market $116,000 Active 24 DOM
9. 2026-06-12
   days on market $116,000 Active 23 DOM
10. 2026-06-09
    days on market $116,000 Active 20 DOM
11. 2026-06-08
    pricedays on market $116,000 Active 19 DOM
12. 2026-06-07
    days on market $136,000 Active 18 DOM
13. 2026-06-05
    days on market $136,000 Active 15 DOM
14. 2026-06-03
    days on market $136,000 Active 14 DOM
15. 2026-06-02
    days on market $136,000 Active 13 DOM
16. 2026-06-01
    days on market $136,000 Active 12 DOM
17. 2026-05-31
    days on market $136,000 Active 11 DOM
18. 2026-05-30
    days on market $136,000 Active 10 DOM
19. 2026-05-20
    listed $142,900 Active

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 5 d/yr ≥83°F today · 15 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: $17,591
• − Mortgage interest: −$6,498
• − Property taxes: −$1,740
• − Insurance: −$580
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$5,040
• − Depreciation: −$3,375
• Taxable loss: −$2,456
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $-173/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 · 14 photos

Good 75/100 Cosmetic rehab

This 516 sq/ft, 1-bedroom, 1-bathroom home is in good condition with recent upgrades to the HVAC system. It offers a cozy living experience with a view of the Sangre de Cristo mountains and a well-maintained exterior. The home is move-in ready and would benefit from a fresh coat of paint on the exterior siding to enhance its curb appeal.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and make the home look more inviting to potential buyers.
• Resale Clean the windows — Clean windows can make the home appear more attractive and well-maintained to potential buyers.
• Rental Inspect and clean the HVAC system — A clean and well-maintained HVAC system can help keep the home comfortable and energy-efficient, which can attract tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and make the home look more inviting to potential buyers. ↑
• Resale Clean the windows — Clean windows can make the home appear more attractive and well-maintained to potential buyers. ↑
• Rental Inspect and clean the HVAC system — A clean and well-maintained HVAC system can help keep the home comfortable and energy-efficient, which can attract tenants. ↑

ⓘ 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: Custer County School District Consolidate 1
• NCES district ID: 0807200
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $38,757
• Composite: 35.81/100
• National rank: #9620
• State rank: #55 of 176 in CO

Livability — Silver Cliff

• Score: 60/100
• State rank: #253
• US rank: #19303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Cliff, CO
• City population: 4,413
• Population (ZIP): 4,413

Population outlook (Custer County) Hauer SSP2

• Today (2025): 4,686 people
• By 2030: 4,760 · +1.6%
• By 2040: 4,743 · +1.2%
• By 2050: 4,667 · -0.4%
• By 2075: 4,702 · +0.3%
• By 2100: 4,569 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+36.1) · D 30.7% · R 66.8% · Other 2.5%
• 2008→2024 swing: -7.2pp toward R · 2008: -28.9pp · 2024: -36.1pp
• All cycles: 2024: R+36.1 2020: R+37.5 2016: R+41.2 2012: R+33.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.35%
• Current HPI: 252.8606
• 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

+107.1% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $116,000 RGAR
• 2026-05-28 Price Changed $136,000 RGAR
• 2026-05-20 Listed $142,900 RGAR
• 2018-08-15 Sold (MLS) $52,000 PARMLS
• 2017-09-13 Listed $56,000 PARMLS