218 Grape St #28 · Hudson, CO 80642

$90,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 12 Days on market

Built 2023 Fair condition $97/sqft · 39% below area Est $148k · 39% under ↓ 22% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2023 home is barely lived in and looks brand new! This charming 3 bed/2 bath meticulous home is nestled in the peaceful town of Hudson Colorado. Perfectly situated for commuters, this home offers quick and easy access to I76, making trips to Denver, Brighton, and surrounding cities a breeze! Whether you are a first time buyer, downsizing, or looking for an affordable home in a nice community. .. .. this property offers comfort, convenience and small town charm all in one. Enjoy quiet living with city access just minutes away!! Ready, Set, Go. .. .. .. .. .

Key facts

• Built 2023
• Listed 11 days

Property features AI

Finance

• Other: No recorded improvements
• HOA & community: No association fees

Exterior

• Parking: No garage; No designated parking features
• Utilities: City water; Public sewer; Natural gas available; Electricity available
• Home design: Manufactured in park (Mobile Home); Built by Clayton
• Construction: Frame construction; Composition roof
• Exterior features: Partial fencing; Storage structure on property

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (all conforming)
• Bathrooms: 2 full bathrooms
• Interior features: Gas Range; Dishwasher; Refrigerator; Central air; Forced Air heating

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.3% vs local median 0.9% in Hudson — 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 64/100 on livability (#173 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Weld County School District Re-3J (rural): math 18% / reading 31% proficiency, ranked #64 of 86 in CO (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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

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

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 12.33%
• Cash-on-cash: 21.55%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (median comp): $148,033
• List price: $90,000
• Delta: -33.46%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.1%
• Equity multiple: 1.56×
• Total profit: $14,220
• Equity at exit: $13,419

10-year hold

• IRR: 22.9%
• Equity multiple: 2.96×
• Total profit: $49,410
• Equity at exit: $7,782

Cash invested: $25,200 (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 80642

• Home prices YoY: -23.9%
• Active inventory: 55
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $453

Break-even live

Break-even rent $702

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $504	-5% $478	+0% $453	+5% $427	+10% $402
Rent	-10% $352	-5% $402	+0% $453	+5% $503	+10% $553
Rate	-1.0pp $498	-0.5pp $475	base $453	+0.5pp $429	+1.0pp $406

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 Cedar St Unit A Hudson, CO	2.0	1.0	1004	$1,275	$1.27	5d	1	0.42mi

Listing history 19 events

1. 2026-06-21
   days on market $90,000 Active 12 DOM
2. 2026-06-18
   days on market $90,000 Active 9 DOM
3. 2026-06-17
   days on market $90,000 Active 8 DOM
4. 2026-06-16
   days on market $90,000 Active 7 DOM
5. 2026-06-15
   days on market $90,000 Active 6 DOM
6. 2026-06-13
   days on market $90,000 Active 4 DOM
7. 2026-06-10
   remarks 567-char remark
8. 2026-06-10
   pricedays on marketlisting id $90,000 Active 1 DOM
9. 2026-06-04
   days on market $98,500 Active 205 DOM
10. 2026-06-03
    days on market $98,500 Active 204 DOM
11. 2026-06-02
    days on market $98,500 Active 203 DOM
12. 2026-06-01
    days on market $98,500 Active 202 DOM
13. 2026-05-31
    days on market $98,500 Active 201 DOM
14. 2026-01-23
    price $98,500 551-char remark
15. 2025-11-11
    listed $105,000 Active 551-char remark
16. 2025-09-13
    historical
17. 2025-08-13
    price $105,000
18. 2025-07-23
    price $114,000
19. 2025-06-14
    listed $115,000 Active

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $542 · $45/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$5,041
• − Property taxes: −$542
• − Insurance: −$450
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$2,618
• Taxable income: $4,200
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,423/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with minor repairs needed in the kitchen and bathrooms. It offers a good starting point for a cosmetic renovation to enhance its resale value.

Repairs flagged

• Minor kitchen backsplash — slight discoloration
• Minor bathroom fixtures — slight wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace kitchen backsplash — improves functionality and aesthetics
• Resale replace bathroom fixtures — improves functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen backsplash · slight discoloration	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen backsplash — improves functionality and aesthetics ↑
• Resale replace bathroom fixtures — improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Weld County School District Re-3J
• NCES district ID: 0804920
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $60,814
• Composite: 22.63/100
• National rank: #8062
• State rank: #64 of 86 in CO

Livability — Hudson

• Score: 64/100
• State rank: #173
• US rank: #13990

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hudson, CO
• Population (ZIP): 4,449

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: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 39% Two or more races 20% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 72% English-only · Spanish 28% German/W. Germanic 0%

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: ▼ -100.94%
• Current HPI: 322.191
• 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

-21.7% since first listed

8 events — show timeline

• 2026-06-09 Listed $90,000 IRES
• 2026-06-05 Listing Removed — IRES
• 2026-01-23 Price Changed $98,500 IRES
• 2025-11-11 Listed $105,000 IRES
• 2025-09-13 Listing Removed — IRES
• 2025-08-13 Price Changed $105,000 IRES
• 2025-07-23 Price Changed $114,000 IRES
• 2025-06-14 Listed $115,000 IRES