3242 County Road 265 · Silver Cliff, CO 81252

$300,000

3 bd · 2.0 ba · 2,046 sqft · SingleFamily public records · 297 Days on market

Built 2000 13 ac lot $147/sqft · 32% below area Est $443k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Steal of a Deal! This mountain retreat offers incredible potential with 13.37 acres on a desirable corner lot, conveniently located right off a county-maintained road for year-round access. With a little sweat equity, you can make this 2,042 sq. ft. ranch-style home shine. Featuring an open floor plan, 3 spacious bedrooms, 2 full baths, a large kitchen with eat-in space, dining area, and comfortable living room, there’s plenty of room to spread out. The bonus room—over 400 sq. ft. —is ideal for a game room, home office or hobby area. Outside, the property includes a 3-car detached garage with abundant storage and workshop area, wood storage, a greenhouse, and a fully fenced backyard—perfect for keeping pets safe. This property is a rare find at an unbeatable price, offering privacy, views, and space to create your mountain dream home.

Key facts

• Open floor plan
• Bonus room
• Greenhouse

Tags

• CORNER LOT
• COUNTY MAINTAINED ROAD
• OPEN FLOOR PLAN
• BONUS ROOM
• DETACHED GARAGE
• GREENHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (28.0% below list).
• Recommended offer: $216k (28.0% below list) — sets the bar for 1% rule.
• 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $300k implies a 160% gain — meaningful room to come down on a strong offer.

Recommended offer $215,973 (28.0% 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 297 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.72% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (median comp): $443,183
• List price: $300,000
• Delta: -32.31%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-59,695
• Equity at exit: $44,731

10-year hold

• IRR: -13.7%
• Equity multiple: 0.21×
• Total profit: $-66,492
• Equity at exit: $25,939

Cash invested: $84,000 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,160 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$181 /mo · $2,167/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-173

Break-even live

Break-even rent $2,378

Max offer price $269,504

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-88	+0% $-173	+5% $-258	+10% $-342
Rent	-10% $-343	-5% $-258	+0% $-173	+5% $-87	+10% $-2
Rate	-1.0pp $-22	-0.5pp $-96	base $-173	+0.5pp $-250	+1.0pp $-329

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $300,000 Active 297 DOM
2. 2026-06-21
   days on market $300,000 Active 296 DOM
3. 2026-06-19
   days on market $300,000 Active 294 DOM
4. 2026-06-18
   days on market $300,000 Active 293 DOM
5. 2026-06-17
   days on market $300,000 Active 292 DOM
6. 2026-06-16
   days on market $300,000 Active 291 DOM
7. 2026-06-15
   days on market $300,000 Active 290 DOM
8. 2026-06-14
   days on market $300,000 Active 288 DOM
9. 2026-06-12
   days on market $300,000 Active 287 DOM
10. 2026-06-09
    days on market $300,000 Active 284 DOM
11. 2026-06-08
    days on market $300,000 Active 283 DOM
12. 2026-06-07
    days on market $300,000 Active 282 DOM
13. 2026-06-05
    days on market $300,000 Active 279 DOM
14. 2026-06-03
    days on market $300,000 Active 278 DOM
15. 2026-06-02
    days on market $300,000 Active 277 DOM
16. 2026-06-01
    days on market $300,000 Active 276 DOM
17. 2026-05-31
    days on market $300,000 Active 275 DOM
18. 2026-05-30
    days on market $300,000 Active 274 DOM
19. 2025-09-16
    price $300,000 870-char remark

    Show marketing remark (870 chars)

    Steal of a Deal! This mountain retreat offers incredible potential with 13.37 acres on a desirable corner lot, conveniently located right off a county-maintained road for year-round access. With a little sweat equity, you can make this 2,042 sq. ft. ranch-style home shine. Featuring an open floor plan, 3 spacious bedrooms, 2 full baths, a large kitchen with eat-in space, dining area, and comfortable living room, there’s plenty of room to spread out. The bonus room—over 400 sq. ft. —is ideal for a game room, home office or hobby area. Outside, the property includes a 3-car detached garage with abundant storage and workshop area, wood storage, a greenhouse, and a fully fenced backyard—perfect for keeping pets safe. This property is a rare find at an unbeatable price, offering privacy, views, and space to create your mountain dream home.

20. 2025-08-30
    listed $325,000 Active 870-char remark

    Show marketing remark (870 chars)

    Steal of a Deal! This mountain retreat offers incredible potential with 13.37 acres on a desirable corner lot, conveniently located right off a county-maintained road for year-round access. With a little sweat equity, you can make this 2,042 sq. ft. ranch-style home shine. Featuring an open floor plan, 3 spacious bedrooms, 2 full baths, a large kitchen with eat-in space, dining area, and comfortable living room, there’s plenty of room to spread out. The bonus room—over 400 sq. ft. —is ideal for a game room, home office or hobby area. Outside, the property includes a 3-car detached garage with abundant storage and workshop area, wood storage, a greenhouse, and a fully fenced backyard—perfect for keeping pets safe. This property is a rare find at an unbeatable price, offering privacy, views, and space to create your mountain dream home.

21. 2013-10-28
    soldstatus $115,300 549-char remark

    Show marketing remark (549 chars)

    It's a Steal! OF A DEAL. .. this mountain home is located right off of a county maintained road for easy access and is a corner lot with 13.53acres. The home has a nice flowing floor plan with 2,046 sf, 3 bedrooms and 2 full baths, a large kitchen with eat-in, dining room and living room with a bonus room of over 400 sfperfect for a game or home office. Outside enjoy a 3 car detached garage with lots of storage and workshop area, wood storage, a greenhouse, and a fully fenced back yard to keep Fido safe and sound. If you are looking for a deal

22. 2013-10-28
    soldstatus $115,300

    Show marketing remark (549 chars)

    It's a Steal! OF A DEAL. .. this mountain home is located right off of a county maintained road for easy access and is a corner lot with 13.53acres. The home has a nice flowing floor plan with 2,046 sf, 3 bedrooms and 2 full baths, a large kitchen with eat-in, dining room and living room with a bonus room of over 400 sfperfect for a game or home office. Outside enjoy a 3 car detached garage with lots of storage and workshop area, wood storage, a greenhouse, and a fully fenced back yard to keep Fido safe and sound. If you are looking for a deal

23. 2013-05-13
    listed $115,300
24. 2013-05-10
    listed $115,300 549-char remark

    Show marketing remark (549 chars)

    It's a Steal! OF A DEAL. .. this mountain home is located right off of a county maintained road for easy access and is a corner lot with 13.53acres. The home has a nice flowing floor plan with 2,046 sf, 3 bedrooms and 2 full baths, a large kitchen with eat-in, dining room and living room with a bonus room of over 400 sfperfect for a game or home office. Outside enjoy a 3 car detached garage with lots of storage and workshop area, wood storage, a greenhouse, and a fully fenced back yard to keep Fido safe and sound. If you are looking for a deal

ⓘ 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: $2,167 · $181/mo
• Projected year-2 tax: $2,167 · $181/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,917
• − Mortgage interest: −$16,805
• − Property taxes: −$2,167
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,073
• − Management: −$2,073
• − Depreciation: −$8,727
• Taxable loss: −$7,429
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $-289/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: 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

• 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

+160.2% since first listed

6 events — show timeline

• 2025-09-16 Price Changed $300,000 RGAR
• 2025-08-30 Listed $325,000 RGAR
• 2013-10-28 Sold (MLS) $115,300 PARMLS
• 2013-10-28 Sold (MLS) $115,300 RGAR
• 2013-05-13 Listed $115,300 PARMLS
• 2013-05-10 Listed $115,300 RGAR

Property tax history

+5.8%/yr

Latest (2025): $2,167 · +17.2% YoY. Source: county tax records.