325 E Main St #3 · Silver Cliff, CO 81252

$89,999

1 bd · 1.0 ba · 420 sqft · SingleFamily · 50 Days on market

Built 2006 Fair condition 2,300 sqft lot $214/sqft · 29% below area Est $127k · 29% under $420/mo HOA · 30% of rent

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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 +18.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +5.7/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the valley, between the Wet Mountains & breathtaking Sangre de Cristo Mountain range you’ll find this charming, freshly painted 400 + sq foot park home. This home comes with a spacious side yard ready for your enjoyment and barbecue. Unique to this park community - the home sits on a concrete foundation specifically sized, framed, insulated and anchored. Two entry doors lead inside, where you’ll find the kitchen combined with living area, equipped with a full size refrigerator and newer stove. The quaint, back bedroom is fitted with a full closet, washer & dryer. Coziness beams throughout and during those warm summer days, central air conditioning (a speci

Key facts

• Covered front porch
• Walking distance
• Concrete foundation

Tags

• SPACIOUS SIDE YARD
• CONCRETE FOUNDATION
• CENTRAL AIR CONDITIONING
• COVERED FRONT PORCH
• BIKING DISTANCE
• WALKING DISTANCE

Property features AI

Finance

• HOA & community: Homeowners association with a $420 monthly fee

Exterior

• Parking: Gravel driveway
• Utilities: Electricity connected; Propane; Public sewer
• Home design: Single-family residence; Residential property
• Exterior features: Has a view

Interior

• Flooring: Laminate
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Double-pane windows; Laminate flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $81 ($978/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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).
• Market conditions: 281 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,299 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.58% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 5.3

CMA / ARV

• ARV (median comp): $126,977
• List price: $89,999
• Delta: -29.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Main St #9	0.02mi	1/1.0	420 (0%)	23mo	$85,000	$202	80
325 E Main St #20	0.00mi	1/1.0	363 (-14%)	1mo	$88,000	$242	76
325 Main St #1	0.02mi	1/1.0	399 (-5%)	24mo	$137,900	$346	71

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-9,115
• Equity at exit: $13,419

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-119
• Equity at exit: $7,781

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 81252

• Home prices YoY: -11.3%
• Active inventory: 281
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$420
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $81

Break-even live

Break-even rent $1,319

Max offer price $89,999

Occupancy floor 89%

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: —

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 17 events

1. 2026-06-19
   days on market $89,999 Active 50 DOM
2. 2026-06-18
   days on market $89,999 Active 49 DOM
3. 2026-06-17
   days on market $89,999 Active 48 DOM
4. 2026-06-16
   days on market $89,999 Active 47 DOM
5. 2026-06-15
   days on market $89,999 Active 46 DOM
6. 2026-06-14
   days on market $89,999 Active 44 DOM
7. 2026-06-12
   days on market $89,999 Active 43 DOM
8. 2026-06-09
   days on market $89,999 Active 40 DOM
9. 2026-06-08
   days on market $89,999 Active 39 DOM
10. 2026-06-07
    days on market $89,999 Active 38 DOM
11. 2026-06-05
    days on market $89,999 Active 35 DOM
12. 2026-06-03
    days on market $89,999 Active 34 DOM
13. 2026-06-02
    days on market $89,999 Active 33 DOM
14. 2026-06-01
    days on market $89,999 Active 32 DOM
15. 2026-05-31
    days on market $89,999 Active 31 DOM
16. 2026-05-30
    days on market $89,999 Active 30 DOM
17. 2026-04-30
    listed $89,999 Active 1848-char remark

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 5 d/yr ≥83°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,065
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − HOA: −$5,040
• − Depreciation: −$2,618
• Taxable loss: −$165
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,017/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Adding paint and landscaping would significantly enhance its value.

Repairs flagged

• Minor Paint — Some wear visible on the walls.
• Minor Landscaping — Sparse landscaping in the fenced yard.

Value-add opportunities

• Both Paint the interior walls and add some landscaping — Both updates will improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear visible on the walls.	Minor	$500–3,000
Landscaping · Sparse landscaping in the fenced yard.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint the interior walls and add some landscaping — Both updates will improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑

ⓘ 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: 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

• Census place: Silver Cliff, CO
• 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

1 event — show timeline

• 2026-04-30 Listed $89,999 RGAR