265 S 1st St · Hayden, CO 81639

$150,000

3 bd · 2.0 ba · 1,184 sqft · Manufactured public records · 93 Days on market

Built 1998 Est $174k · 14% under

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +13.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready three bedroom, two bath home in very good condition and in a great location near parks, downtown and schools. The yard is fenced and very welcoming. A detached shed is included. New metal roof in 2012, laminate floors installed in 2012, insulated underneath and all appliances are 4-5 years old. This is a very solid and updated home ready for an occupant

Key facts

• Open living room
• Fenced yard
• Soaking tub

Tags

• OPEN LIVING ROOM
• LARGE PRIMARY SUITE
• SOAKING TUB
• FENCED YARD
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Located in WEST HAYDEN, FIRST ADD subdivision; Directions: Heading west on US-40, turn left onto S Poplar Street, turn right onto S 1st Street; home will be on the left
• HOA & community: Homeowners association; No community features listed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer (connected); Electricity available; Natural gas available; Water available; Sewer available
• Home design: Residential mobile home; Single story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Shed(s); City lot; Paved road access; Pets allowed

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: See remarks; Unfurnished
• Laundry & utility: Washer and dryer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (8.1% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.2% in Hayden — 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 65/100 on livability (#154 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Hayden School District No. RE-1 (rural): math 15% / reading 40% proficiency, ranked #115 of 176 in CO (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hayden Valley Elementary School (math 5% / reading 34%, grade F, #694 of 966 statewide, top 73%, 245 students, 25% FRL); Hayden Middle School (math 15% / reading 34%, grade F, #168 of 270 statewide, top 63%, 94 students, 35% FRL); Hayden High School (math 10% / reading 50%, grade F, #233 of 381 statewide, top 64%, 115 students, 24% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 87 active listings in the ZIP; 597 units permitted in Routt County in 2024 (418 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Routt County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $150k implies a 369% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 D-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: 0.92% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $174,048
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 S 2ND St	0.05mi	3/2.0	1,140 (-4%)	10mo	$168,000	$147	83

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-11,721
• Equity at exit: $22,365

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $5,808
• Equity at exit: $12,969

Cash invested: $42,000 (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 81639

• Home prices YoY: -17.9%
• Active inventory: 87
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $199

Break-even live

Break-even rent $1,127

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $284	-5% $241	+0% $199	+5% $156	+10% $114
Rent	-10% $90	-5% $144	+0% $199	+5% $253	+10% $308
Rate	-1.0pp $274	-0.5pp $237	base $199	+0.5pp $160	+1.0pp $120

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $150,000 Active 93 DOM
2. 2026-06-18
   days on market $150,000 Active 92 DOM
3. 2026-06-17
   days on market $150,000 Active 91 DOM
4. 2026-06-16
   days on market $150,000 Active 90 DOM
5. 2026-06-15
   days on market $150,000 Active 89 DOM
6. 2026-06-14
   days on market $150,000 Active 87 DOM
7. 2026-06-12
   days on market $150,000 Active 86 DOM
8. 2026-06-09
   days on market $150,000 Active 83 DOM
9. 2026-06-08
   days on market $150,000 Active 82 DOM
10. 2026-06-07
    days on market $150,000 Active 81 DOM
11. 2026-06-05
    days on market $150,000 Active 79 DOM
12. 2026-06-04
    days on market $150,000 Active 77 DOM
13. 2026-06-02
    days on market $150,000 Active 76 DOM
14. 2026-06-01
    days on market $150,000 Active 75 DOM
15. 2026-05-31
    days on market $150,000 Active 74 DOM
16. 2026-05-31
    days on market $150,000 Active 73 DOM
17. 2026-03-17
    listed $150,000 Active
18. 2016-12-07
    soldstatus $32,000 374-char remark

    Show marketing remark (385 chars)

    Move in ready three bedroom, two bath home in very good condition and in a great location near parks, downtown and schools. The yard is fenced and very welcoming. A detached shed is included. New metal roof in 2012, laminate floors installed in 2012, insulated underneath and all appliances are 4-5 years old. This is a very solid and updated home ready for an occupant. Basement: NONE

19. 2016-12-07
    soldstatus $32,000 385-char remark

    Show marketing remark (385 chars)

    Move in ready three bedroom, two bath home in very good condition and in a great location near parks, downtown and schools. The yard is fenced and very welcoming. A detached shed is included. New metal roof in 2012, laminate floors installed in 2012, insulated underneath and all appliances are 4-5 years old. This is a very solid and updated home ready for an occupant. Basement: NONE

20. 2016-07-07
    listed $39,000 374-char remark

    Show marketing remark (385 chars)

    Move in ready three bedroom, two bath home in very good condition and in a great location near parks, downtown and schools. The yard is fenced and very welcoming. A detached shed is included. New metal roof in 2012, laminate floors installed in 2012, insulated underneath and all appliances are 4-5 years old. This is a very solid and updated home ready for an occupant. Basement: NONE

21. 2016-07-07
    listed $39,000 385-char remark

    Show marketing remark (385 chars)

    Move in ready three bedroom, two bath home in very good condition and in a great location near parks, downtown and schools. The yard is fenced and very welcoming. A detached shed is included. New metal roof in 2012, laminate floors installed in 2012, insulated underneath and all appliances are 4-5 years old. This is a very solid and updated home ready for an occupant. Basement: NONE

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $825 · $69/mo
• Expected delta: +$333/yr (+$28/mo · 67.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 17% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,539
• − Mortgage interest: −$8,402
• − Property taxes: −$492
• − Insurance: −$750
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,364
• Taxable loss: −$115
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $2,412/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: Hayden School District No. RE-1
• NCES district ID: 0804590
• Math proficiency: 15% ▼ -12.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $55,956
• Composite: 27.59/100
• National rank: #12345
• State rank: #115 of 176 in CO

Livability — Hayden

• Score: 65/100
• State rank: #154
• US rank: #12425

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hayden, CO
• Population (ZIP): 2,617

Population outlook (Routt County) Hauer SSP2

• Today (2025): 27,283 people
• By 2030: 28,555 · +4.7%
• By 2040: 30,578 · +12.1%
• By 2050: 32,328 · +18.5%
• By 2075: 36,897 · +35.2%
• By 2100: 38,794 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Romanian 7% Slovak 6% Serbian 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 88% English-only · Spanish 9% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Routt

• 2024 margin: Strong D (+27.7) · D 62.5% · R 34.8% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 26.9pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+27.6 2016: D+17.0 2012: D+15.6 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.13%
• Current HPI: 439.4921
• 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

+284.6% since first listed

5 events — show timeline

• 2026-03-17 Listed $150,000 SAR
• 2016-12-07 Sold (MLS) $32,000 SAR
• 2016-12-07 Sold (MLS) $32,000 REColorado as Distributed by MLS Grid
• 2016-07-07 Listed $39,000 SAR
• 2016-07-07 Listed $39,000 REColorado as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $492 · +336.5% YoY. Source: county tax records.