500 12th St Unit C-6 · Kremmling, CO 80459

$85,000

2 bd · 1.0 ba · 938 sqft · SingleFamily · 83 Days on market

Built 1978 5,000 sqft lot

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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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FINANCING AVAILABLE! Affordable, updated, and move-in ready mobile home offering a rare financing opportunity. This older mobile home received a complete interior remodel in 2025 and is truly turn key with modern finishes throughout. Located on leased land with a $910 monthly lot rent that includes water, sewer, trash, and snow removal, providing predictable monthly expenses and low maintenance living. An excellent opportunity for buyers seeking an affordable path to homeownership with updated interiors, included utilities, and available financing. Seller is a licensed real estate agent in the State of Colorado.

Key facts

• 5,000 sq ft lot
• Built 1978
• Listed 83 days

Property features AI

Finance

• Financial info: Land is leased with a monthly lease fee of $910
• HOA & community: Association provides trash service; Association laundry; Association storage; Snow removal included

Exterior

• Utilities: Public water; Public sewer; Electric service on property
• Home design: Mobile home; One level; Updated / remodeled
• Exterior features: Back yard; Front yard; Interior lot; Open lot; Rectangular lot; Views; Zero lot line

Interior

• Kitchen: Gas range / gas cooktop; Free-standing refrigerator; Free-standing range; Microwave; Ice maker; Dishwasher; Disposal; Exhaust fan; Oven; Range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Open floor plan; Walk-in closet(s)
• Laundry & utility: Washer and dryer included; Laundry closet; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 0.6% in Kremmling — 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 72/100 on livability (#65 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: amenities F, commute F.
• West Grand School District No. 1 (rural): math 21% / reading 37% proficiency, ranked #102 of 176 in CO (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Grand Elementary And Middle School (math 22% / reading 37%, grade F, #512 of 966 statewide, top 55%, 279 students, 33% FRL); West Grand High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 112 students, 44% FRL).
• Market conditions: 92 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Grand County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1978 — 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. 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?
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: 1.25% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $360,192
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 20th St	0.63mi	3/1.0 (+1)	960 (+2%)	3mo	$416,000	$433	59
200 9th Unit A	0.31mi	2/1.5	900 (-4%)	22mo	$298,000	$331	59
908 Central Ave Ave #4	0.30mi	3/2.0 (+1)	980 (+4%)	17mo	$52,000	$53	55
908 Railroad Ave Unit B	0.59mi	2/1.0	954 (+2%)	22mo	$314,000	$329	51
313 18th St	0.48mi	2/2.0	1,039 (+11%)	8mo	$399,000	$384	49
317 21st St	0.65mi	2/1.0	816 (-13%)	0mo	$344,900	$423	48
331 Kinsey Ave	0.63mi	2/2.0	1,074 (+14%)	3mo	$463,000	$431	40
401 Kinsey Ave	0.57mi	2/2.0	1,074 (+14%)	8mo	$430,170	$401	39
421 Kinsey Ave	0.57mi	2/2.0	1,074 (+14%)	12mo	$395,000	$368	35
207 20th St	0.60mi	3/1.0 (+1)	1,056 (+13%)	22mo	$328,650	$311	28

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,110
• Equity at exit: $12,674

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $22,334
• Equity at exit: $7,349

Cash invested: $23,800 (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 80459

• Active inventory: 92
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,059 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $249

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 71%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Active
2. 2026-05-09
   status Pending
3. 2026-04-09
   status Active
4. 2026-03-10
   status Pending
5. 2026-01-23
   listed $85,000 Active

ⓘ 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 FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥83°F today · 20 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: $12,707
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,473
• Taxable income: $1,740
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $2,572/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: West Grand School District No. 1
• NCES district ID: 0805070
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $56,989
• Composite: 28.89/100
• National rank: #11951
• State rank: #102 of 176 in CO

Livability — Kremmling

• Score: 72/100
• State rank: #65
• US rank: #6209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,691

Population outlook (Grand County) Hauer SSP2

• Today (2025): 14,498 people
• By 2030: 14,215 · -2.0%
• By 2040: 13,225 · -8.8%
• By 2050: 12,186 · -15.9%
• By 2075: 10,196 · -29.7%
• By 2100: 8,326 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Two or more races 26% Hispanic / Latino 22%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 5% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · Spanish 15%

Political lean MEDSL · Grand

• 2024 margin: Toss-up / Even · D 48.0% · R 48.8% · Other 3.2%
• 2008→2024 swing: +0.3pp no change · 2008: -1.1pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: R+1.8 2016: R+13.5 2012: R+7.2 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -191.60%
• Current HPI: 350.7952
• 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

5 events — show timeline

• 2026-05-19 Relisted — GCAR
• 2026-05-09 Pending — GCAR
• 2026-04-09 Relisted — GCAR
• 2026-03-10 Pending — GCAR
• 2026-01-23 Listed $85,000 GCAR