325 Aspen Rd · St. Mary's, CO 80452

$150,000

2 bd · 1.0 ba · 756 sqft · Manufactured public records · 78 Days on market

Built 1973 3,920 sqft lot ↓ 17% since listing

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Opportunity in the heart of St. Mary's Glacier at an aggressive $150K price point! This 3-bedroom, 1-bath manufactured home sits on owned land at over 10,000 ft with breathtaking mountain views, just minutes from St. Mary's Glacier hiking trail and Silver Lake for fishing and outdoor recreation. Originally 756 sq ft, the home has been expanded to approximately 1,188 sq ft with a large addition already framed, roofed, and windowed, with electrical rough-in completed. The heavy lifting has been started - now it's ready for the next owner to finish. This is a true fixer-upper/project property and will require completion including drywall, flooring, kitchen, and bathroom finishes. Due to the current condition and open permits, cash purchase only. With no HOA and strong short-term rental appeal in the area, this property presents a compelling opportunity for investors, builders, or buyers looking to create a mountain retreat or income-producing property (buyer to verify STR regulations). Property is being sold strictly as-is.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1973

Property features AI

Finance

• Other: Zoning: MH

Exterior

• Parking: Two off-street parking spaces (total 2 parking spaces)
• Utilities: Public sewer
• Home design: Manufactured single-family home; One story; Property unattached; Owned by an individual
• Construction: Built as a manufactured house; Vinyl siding exterior
• Exterior features: Shingle roof; Vinyl siding; Public water

Interior

• Kitchen: Main level kitchen
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: En suite full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: King-Murphy Elementary School (math 50% / reading 30%, grade F, #352 of 966 statewide, top 37%, 136 students, 12% FRL); 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 22% FRL track the district average.
• Market conditions: 119 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,824
• Equity at exit: $22,365

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $23,234
• 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 80452

• Active inventory: 119
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $321

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 77%

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 26 events

1. 2026-06-18
   days on market $150,000 Active 78 DOM
2. 2026-06-17
   days on market $150,000 Active 77 DOM
3. 2026-06-16
   days on market $150,000 Active 76 DOM
4. 2026-06-15
   days on market $150,000 Active 75 DOM
5. 2026-06-13
   days on market $150,000 Active 73 DOM
6. 2026-06-09
   days on market $150,000 Active 69 DOM
7. 2026-06-08
   days on market $150,000 Active 68 DOM
8. 2026-06-07
   days on market $150,000 Active 67 DOM
9. 2026-06-04
   days on market $150,000 Active 64 DOM
10. 2026-06-03
    days on market $150,000 Active 63 DOM
11. 2026-06-02
    days on market $150,000 Active 62 DOM
12. 2026-06-01
    days on market $150,000 Active 61 DOM
13. 2026-05-31
    days on market $150,000 Active 60 DOM
14. 2026-04-01
    listed $150,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Opportunity in the heart of St. Mary's Glacier at an aggressive $150K price point! This 3-bedroom, 1-bath manufactured home sits on owned land at over 10,000 ft with breathtaking mountain views, just minutes from St. Mary's Glacier hiking trail and Silver Lake for fishing and outdoor recreation. Originally 756 sq ft, the home has been expanded to approximately 1,188 sq ft with a large addition already framed, roofed, and windowed, with electrical rough-in completed. The heavy lifting has been started - now it's ready for the next owner to finish. This is a true fixer-upper/project property and will require completion including drywall, flooring, kitchen, and bathroom finishes. Due to the current condition and open permits, cash purchase only. With no HOA and strong short-term rental appeal in the area, this property presents a compelling opportunity for investors, builders, or buyers looking to create a mountain retreat or income-producing property (buyer to verify STR regulations). Property is being sold strictly as-is.

15. 2026-04-01
    listed $150,000 Active 1048-char remark

    Show marketing remark (1048 chars)

    Opportunity in the heart of St. Mary's Glacier at an aggressive $150K price point! This 3-bedroom, 1-bath manufactured home sits on owned land at over 10,000 ft with breathtaking mountain views, just minutes from St. Mary's Glacier hiking trail and Silver Lake for fishing and outdoor recreation. Originally 756 sq ft, the home has been expanded to approximately 1,188 sq ft with a large addition already framed, roofed, and windowed, with electrical rough-in completed. The heavy lifting has been started - now it's ready for the next owner to finish. This is a true fixer-upper/project property and will require completion including drywall, flooring, kitchen, and bathroom finishes. Due to the current condition and open permits, cash purchase only. With no HOA and strong short-term rental appeal in the area, this property presents a compelling opportunity for investors, builders, or buyers looking to create a mountain retreat or income-producing property (buyer to verify STR regulations). Property is being sold strictly as-is.

16. 2026-03-26
    historical $150,000 1048-char remark

    Show marketing remark (1048 chars)

    Opportunity in the heart of St. Mary's Glacier at an aggressive $150K price point! This 3-bedroom, 1-bath manufactured home sits on owned land at over 10,000 ft with breathtaking mountain views, just minutes from St. Mary's Glacier hiking trail and Silver Lake for fishing and outdoor recreation. Originally 756 sq ft, the home has been expanded to approximately 1,188 sq ft with a large addition already framed, roofed, and windowed, with electrical rough-in completed. The heavy lifting has been started - now it's ready for the next owner to finish. This is a true fixer-upper/project property and will require completion including drywall, flooring, kitchen, and bathroom finishes. Due to the current condition and open permits, cash purchase only. With no HOA and strong short-term rental appeal in the area, this property presents a compelling opportunity for investors, builders, or buyers looking to create a mountain retreat or income-producing property (buyer to verify STR regulations). Property is being sold strictly as-is.

17. 2025-12-29
    historical
18. 2025-12-29
    historical
19. 2025-12-12
    price $120,000
20. 2025-12-12
    price $120,000
21. 2025-07-23
    price $160,000
22. 2025-07-23
    price $160,000
23. 2025-06-13
    listed $180,000 Active
24. 2025-06-13
    listed $180,000 Active
25. 2025-06-10
    historical
26. 2025-06-10
    historical

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 9 d/yr ≥79°F today · 25 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,624
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,364
• Taxable income: $1,601
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,462/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 — St. Mary's

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

Census & demographics

• Census place: St. Mary's, CO
• Population (ZIP): 3,160

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 12% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Serbian 6% Slovak 4% Iranian 1%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 11% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -151.74%
• Current HPI: 268.796
• 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

-16.7% since first listed

13 events — show timeline

• 2026-04-01 Listed $150,000 IRES
• 2026-04-01 Listed $150,000 REColorado as Distributed by MLS Grid
• 2026-03-26 Coming Soon $150,000 REColorado as Distributed by MLS Grid
• 2025-12-29 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-29 Listing Removed — IRES
• 2025-12-12 Price Changed $120,000 IRES
• 2025-12-12 Price Changed $120,000 REColorado as Distributed by MLS Grid
• 2025-07-23 Price Changed $160,000 IRES
• 2025-07-23 Price Changed $160,000 REColorado as Distributed by MLS Grid
• 2025-06-13 Listed $180,000 IRES
• 2025-06-13 Listed $180,000 REColorado as Distributed by MLS Grid
• 2025-06-10 Coming Soon — IRES
• 2025-06-10 Coming Soon — REColorado as Distributed by MLS Grid

Property tax history

-3.7%/yr

Latest (2022): $96 · -32.3% YoY. Source: county tax records.