227 Milton St · Briggsdale, CO 80611

$154,900

2 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 243 Days on market

Built 1914 0.33 ac lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

Key facts

• 0.33 acre lot
• 3 garage spots
• Built 1914

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $22 ($258/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 $122k (20.9% below list).
• Recommended offer: $122k (20.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• School District No. Re-10 In The County Of Weld And State O (rural): math 21% / reading 40% proficiency, ranked #93 of 176 in CO (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Briggsdale Elementary School (91 students, 40% FRL); Briggsdale Undivided High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 86 students, 36% FRL).
• Market conditions: 14 active listings in the ZIP; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $31 appreciation (0.0% local appreciation)).
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 19 sale attempts since 27y ago; this cycle's ask has dropped $125k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,486 (20.9% below list)

Questions for the listing agent

1. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.79% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.93×
• Total profit: $-3,076
• Equity at exit: $45,131

10-year hold

• IRR: 4.1%
• Equity multiple: 1.45×
• Total profit: $19,334
• Equity at exit: $54,371

Cash invested: $43,372 (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 80611

• Home prices YoY: 0.0%
• Active inventory: 14
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $22

Break-even live

Break-even rent $1,198

Max offer price $154,900

Occupancy floor 93%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-03-29
   status Pending 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

2. 2026-03-29
   status Pending 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

3. 2026-03-14
   price $154,900 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

4. 2026-03-14
   price $154,900 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

5. 2026-03-10
   price $159,900 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

6. 2026-03-10
   price $159,900 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

7. 2026-03-04
   price $169,900 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

8. 2026-03-04
   price $169,900 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

9. 2026-03-03
   status Active 108-char remark

   Show marketing remark (108 chars)

   Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

10. 2026-03-03
    status Active 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

11. 2026-02-27
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

12. 2026-02-27
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

13. 2026-02-13
    price $174,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

14. 2026-02-13
    price $174,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

15. 2026-01-13
    price $199,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

16. 2026-01-13
    price $199,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

17. 2025-12-16
    price $209,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

18. 2025-12-16
    price $209,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

19. 2025-11-16
    price $229,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

20. 2025-11-16
    price $229,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

21. 2025-10-25
    status Active 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

22. 2025-10-25
    status Active 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

23. 2025-09-26
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

24. 2025-09-26
    status Pending 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

25. 2025-09-09
    price $249,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

26. 2025-09-09
    price $249,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

27. 2025-08-08
    price $259,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

28. 2025-08-08
    price $259,900 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

29. 2025-06-26
    listed $279,900 Active 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

30. 2025-06-26
    listed $279,900 Active 108-char remark

    Show marketing remark (108 chars)

    Two-bedroom, one bathroom, story-and-a-half home in the town of Briggsdale. Buyer to verify all information.

31. 2025-02-03
    historical
32. 2024-10-15
    listed $250,000 Active
33. 2023-04-11
    soldstatus $250,000
34. 2023-04-06
    soldstatus $250,000 Sold
35. 2023-03-05
    historical Active - Backup
36. 2022-12-26
    price $260,000
37. 2022-12-09
    price $285,000
38. 2022-11-28
    price $299,000
39. 2022-11-25
    status Active
40. 2022-11-23
    historical Active - Backup
41. 2022-11-18
    listed $325,000 Active
42. 2021-04-19
    soldstatus $270,000
43. 2016-12-16
    historical
44. 2016-11-22
    soldstatus $191,000
45. 2016-11-21
    soldstatus $191,000 Sold
46. 2016-09-30
    historical Active - Backup
47. 2016-06-27
    listed $199,000 Active
48. 2014-09-02
    soldstatus $95,000
49. 2012-07-16
    soldstatus $64,000 Sold
50. 2012-07-13
    historical Active - Backup

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$21/yr (+$2/mo · 2.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,698
• − Mortgage interest: −$8,677
• − Property taxes: −$831
• − Insurance: −$774
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$4,506
• Taxable loss: −$2,442
• Est. tax savings @ 24.0%: +$586
• After-tax cash flow: $844/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: School District No. Re-10 In The County Of Weld And State O
• NCES district ID: 0802550
• Math proficiency: 21% ▼ -9.00%
• Reading proficiency: 40% ▲ 20.00%
• Median HH income: $58,291
• Composite: 30.19/100
• National rank: #11584
• State rank: #93 of 176 in CO

Livability — Briggsdale

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

Census & demographics

• Census place: Briggsdale, CO
• Population (ZIP): 586

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 11% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 5% Slovak 2% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.02%
• Current HPI: 288.2634
• 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

+434.1% since first listed

74 events — show timeline

• 2026-03-29 Pending — IRES
• 2026-03-29 Pending — REColorado as Distributed by MLS Grid
• 2026-03-14 Price Changed $154,900 IRES
• 2026-03-14 Price Changed $154,900 REColorado as Distributed by MLS Grid
• 2026-03-10 Price Changed $159,900 IRES
• 2026-03-10 Price Changed $159,900 REColorado as Distributed by MLS Grid
• 2026-03-04 Price Changed $169,900 IRES
• 2026-03-04 Price Changed $169,900 REColorado as Distributed by MLS Grid
• 2026-03-03 Relisted — IRES
• 2026-03-03 Relisted — REColorado as Distributed by MLS Grid
• 2026-02-27 Pending — IRES
• 2026-02-27 Pending — REColorado as Distributed by MLS Grid
• 2026-02-13 Price Changed $174,900 IRES
• 2026-02-13 Price Changed $174,900 REColorado as Distributed by MLS Grid
• 2026-01-13 Price Changed $199,900 IRES
• 2026-01-13 Price Changed $199,900 REColorado as Distributed by MLS Grid
• 2025-12-16 Price Changed $209,900 IRES
• 2025-12-16 Price Changed $209,900 REColorado as Distributed by MLS Grid
• 2025-11-16 Price Changed $229,900 IRES
• 2025-11-16 Price Changed $229,900 REColorado as Distributed by MLS Grid
• 2025-10-25 Relisted — IRES
• 2025-10-25 Relisted — REColorado as Distributed by MLS Grid
• 2025-09-26 Pending — IRES
• 2025-09-26 Pending — REColorado as Distributed by MLS Grid
• 2025-09-09 Price Changed $249,900 IRES
• 2025-09-09 Price Changed $249,900 REColorado as Distributed by MLS Grid
• 2025-08-08 Price Changed $259,900 IRES
• 2025-08-08 Price Changed $259,900 REColorado as Distributed by MLS Grid
• 2025-06-26 Listed $279,900 REColorado as Distributed by MLS Grid
• 2025-06-26 Listed $279,900 IRES
• 2025-02-03 Listing Removed — IRES
• 2024-10-15 Listed $250,000 IRES
• 2023-04-11 Sold (Public Records) $250,000 Public Records
• 2023-04-06 Sold (MLS) $250,000 IRES
• 2023-03-05 Contingent — IRES
• 2022-12-26 Price Changed $260,000 IRES
• 2022-12-09 Price Changed $285,000 IRES
• 2022-11-28 Price Changed $299,000 IRES
• 2022-11-25 Relisted — IRES
• 2022-11-23 Contingent — IRES
• 2022-11-18 Listed $325,000 IRES
• 2021-04-19 Sold (Public Records) $270,000 Public Records
• 2016-12-16 Listing Removed — IRES
• 2016-11-22 Sold (Public Records) $191,000 Public Records
• 2016-11-21 Sold (MLS) $191,000 IRES
• 2016-09-30 Contingent — IRES
• 2016-06-27 Listed $199,000 IRES
• 2014-09-02 Sold (Public Records) $95,000 Public Records
• 2012-07-16 Sold (MLS) $64,000 IRES
• 2012-07-13 Contingent — IRES
• 2012-07-12 Listing Removed — IRES
• 2012-06-29 Sold (Public Records) $64,000 Public Records
• 2012-05-10 Contingent — IRES
• 2012-04-09 Relisted — IRES
• 2012-03-30 Contingent — IRES
• 2012-03-13 Listed $67,900 IRES
• 2011-01-27 Sold (MLS) $45,900 IRES
• 2011-01-14 Listing Removed — IRES
• 2011-01-04 Price Changed $45,900 IRES
• 2010-12-14 Listed $52,900 IRES
• 2008-01-01 Listing Removed — IRES
• 2007-03-26 Listed $150,000 IRES
• 2003-04-16 Sold (MLS) $65,000 IRES
• 2003-01-10 Listing Removed — IRES
• 2003-01-09 Listed $67,900 IRES
• 2002-11-04 Listed $95,000 IRES
• 2002-07-15 Listing Removed — IRES
• 2002-03-19 Listed $110,000 IRES
• 2000-09-01 Sold (Public Records) $92,200 Public Records
• 2000-08-29 Sold (MLS) $92,150 IRES
• 2000-06-15 Listed $88,000 IRES
• 2000-05-23 Listing Removed — IRES
• 1999-12-14 Listed $92,000 IRES
• 1992-07-23 Sold (Public Records) $29,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $831 · -0.2% YoY. Source: county tax records.