2038 County Road 308 · Downieville-Lawson-Dumont, CO 80436

$140,000

3 bd · 2.0 ba · 975 sqft · Manufactured · 547 Days on market

Built 1997

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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).

• Cash flow +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

Key facts

• Covered patio
• Fire pit
• Modern kitchen

Tags

• MOUNTAIN VIEWS
• MODERN KITCHEN
• SPACIOUS KITCHEN ISLAND
• OUTDOOR LIVING SPACE
• COVERED PATIO
• FIRE PIT

Property features AI

Finance

• Other: Lot is designated as Lot #3; Road access is public with gravel surface; Located in a master planned area; Pets allowed
• Financial info: Monthly land lease: $950 (lease expires January 14, 2026)
• HOA & community: Located in Lawson mobile home park; Lot lease with monthly fee

Exterior

• Parking: Three off-street parking spaces
• Utilities: Cable available; Electricity available; Wired internet available; Phone service available; Public sewer
• Home design: Manufactured home in a park; Faces east; Individual ownership
• Construction: Frame construction with metal and vinyl siding; Composition roof; Manufactured home dimensions: 72' x 16'; Aluminum/metal skirting
• Exterior features: Private yard; Garden; Covered front porch; Partial fencing

Interior

• Kitchen: Oven; Range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating
• Interior features: Open floor plan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Clear Creek School District No. Re-1 (rural): math 31% / reading 40% proficiency, ranked #66 of 176 in CO (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Georgetown Community School (math 30% / reading 30%, grade F, #506 of 966 statewide, top 52%, 94 students, 0% FRL, charter); Clear Creek Middle School (math 34% / reading 15%, grade F, #168 of 270 statewide, top 63%, 96 students, 35% FRL); Clear Creek High School (math 34% / reading 64%, grade D, #115 of 381 statewide, top 34%, 209 students, 18% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: 17 active listings in the ZIP; 23 units permitted in Clear Creek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 547 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask is 17% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 547 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.00% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $39,975
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2038 County Road 308	0.04mi	2/1.0 (-1)	980 (+0%)	24mo	$40,000	$41	68

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-13,619
• Equity at exit: $20,874

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-125
• Equity at exit: $12,105

Cash invested: $39,200 (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 80436

• Home prices YoY: -4.4%
• Active inventory: 17
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $142

Break-even live

Break-even rent $1,225

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $239	-5% $190	+0% $142	+5% $94	+10% $45
Rent	-10% $31	-5% $87	+0% $142	+5% $198	+10% $253
Rate	-1.0pp $213	-0.5pp $178	base $142	+0.5pp $106	+1.0pp $69

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $140,000 Active 547 DOM
2. 2026-06-17
   days on market $140,000 Active 546 DOM
3. 2026-06-16
   days on market $140,000 Active 545 DOM
4. 2026-06-15
   days on market $140,000 Active 544 DOM
5. 2026-06-13
   days on market $140,000 Active 542 DOM
6. 2026-06-09
   days on market $140,000 Active 538 DOM
7. 2026-06-08
   days on market $140,000 Active 537 DOM
8. 2026-06-07
   days on market $140,000 Active 536 DOM
9. 2026-06-04
   days on market $140,000 Active 533 DOM
10. 2026-06-03
    days on market $140,000 Active 532 DOM
11. 2026-06-02
    days on market $140,000 Active 531 DOM
12. 2026-06-01
    days on market $140,000 Active 530 DOM
13. 2026-05-31
    days on market $140,000 Active 529 DOM
14. 2026-02-28
    price $140,000
15. 2025-04-05
    price $90,000
16. 2024-12-18
    listed $120,000 Active
17. 2024-06-14
    soldstatus $45,000 Closed 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

18. 2024-05-15
    status Pending Accepting Backup Offers 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

19. 2024-04-13
    price $58,000 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

20. 2024-04-03
    status Active 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

21. 2024-03-26
    status Pending Accepting Backup Offers 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

22. 2024-03-16
    price $60,000 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

23. 2024-03-02
    price $70,000 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

24. 2024-02-07
    listed $75,000 Active 934-char remark

    Show marketing remark (934 chars)

    Welcome to this cozy home nuzzled into the heart of Dumont, divinely located off of I-70 near Idaho Springs. Breathtaking 360 degree mountain views! This 3 bed 2 bath home has been remodeled with all new beautiful vinyl flooring, new kitchen cabinets, new stainless steel appliances and decorative tiled kitchen backsplash. Entertain with the eating Space in the Kitchen with island. The primary bed is welcoming with a custom barn door to the closet. The other two bedrooms are on the other side of the living space. Get ready to fall in Love with your outdoor living area with covered patio, beautiful and welcoming flower bed in front plus the cozy fire pit in the back of the private yard. The shed is great for extra storage. Move in ready! Nearby is Lawson Adventure Park & Resort, Idaho Springs RV Resort & Campground, many white water rafting adventures, Breeze Ski Rentals and of course you're right in the mountains.

25. 2021-01-20
    historical
26. 2021-01-19
    status Active
27. 2021-01-14
    status Pending
28. 2020-12-10
    price $35,000
29. 2020-12-04
    price $39,900
30. 2020-11-30
    listed $50,000 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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 11 d/yr ≥77°F today · 31 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,854
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$4,073
• Taxable loss: −$558
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,838/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: Clear Creek School District No. Re-1
• NCES district ID: 0803000
• Math proficiency: 31% ▲ 1.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $64,005
• Composite: 34.69/100
• National rank: #10059
• State rank: #66 of 176 in CO

Livability — Downieville-Lawson-Dumont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Downieville-Lawson-Dumont, CO
• Population (ZIP): 343

Population outlook (Clear Creek County) Hauer SSP2

• Today (2025): 10,024 people
• By 2030: 10,223 · +2.0%
• By 2040: 10,303 · +2.8%
• By 2050: 10,183 · +1.6%
• By 2075: 10,420 · +4.0%
• By 2100: 10,233 · +2.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Hispanic / Latino 26% Native American 16% Two or more races 6%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Lithuanian 16%
• Foreign-born: 17% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Clear Creek

• 2024 margin: D (+16.6) · D 56.8% · R 40.2% · Other 3.0%
• 2008→2024 swing: -1.3pp toward R · 2008: 17.9pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+13.0 2016: D+2.9 2012: D+11.8 2008: D+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.73%
• Current HPI: 339.63
• 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

+180.0% since first listed

17 events — show timeline

• 2026-02-28 Price Changed $140,000 REColorado as Distributed by MLS Grid
• 2025-04-05 Price Changed $90,000 REColorado as Distributed by MLS Grid
• 2024-12-18 Listed $120,000 REColorado as Distributed by MLS Grid
• 2024-06-14 Sold (MLS) $45,000 REColorado as Distributed by MLS Grid
• 2024-05-15 Pending — REColorado as Distributed by MLS Grid
• 2024-04-13 Price Changed $58,000 REColorado as Distributed by MLS Grid
• 2024-04-03 Relisted — REColorado as Distributed by MLS Grid
• 2024-03-26 Pending — REColorado as Distributed by MLS Grid
• 2024-03-16 Price Changed $60,000 REColorado as Distributed by MLS Grid
• 2024-03-02 Price Changed $70,000 REColorado as Distributed by MLS Grid
• 2024-02-07 Listed $75,000 REColorado as Distributed by MLS Grid
• 2021-01-20 Listing Removed — REColorado as Distributed by MLS Grid
• 2021-01-19 Relisted — REColorado as Distributed by MLS Grid
• 2021-01-14 Pending — REColorado as Distributed by MLS Grid
• 2020-12-10 Price Changed $35,000 REColorado as Distributed by MLS Grid
• 2020-12-04 Price Changed $39,900 REColorado as Distributed by MLS Grid
• 2020-11-30 Listed $50,000 REColorado as Distributed by MLS Grid