62927 US Highway 40 Unit 202/204 · Granby, CO
Flood risk 1/10 · Minimal
- FEMA flood zone
- D
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $544 – $1,084
Fire risk 3/10 · Minor
- Est. fire insurance / yr
- $939 – $1,743
Heat risk 1/10 · Minimal
- Hot days now (above 80°F)
- 8 days/yr
- Hot days in 30 yrs
- 22 days/yr
Wind risk 1/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 4/10 · Minor
- Unhealthy air days now
- 4 days/yr
- Unhealthy air days in 30 yrs
- 5 days/yr
Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- 1% rule +5.8/10.0
- Schools +5.0/10.0
- Livability +3.5/5.0
- Condition / age +2.8/5.0
- Rent growth +2.5/5.0
- Cash flow +0.9/30.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$196,000
62927 US Highway 40 Unit 202/204 · Granby, CO 80446
1 bd · 2.0 ba · 801 sqft · Condo
· 174 Days on market
Built 1982
$245/sqft
· 23% below area
Est $254k · 23% under
$1131/mo HOA · 54% of rent
↓ 30% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Versatile lock-off condo opportunity at the Inn at Silver Creek featuring two connected units with an interior locking door & adjoining decks. Use them together as one spacious retreat, keep one side & rent the other, or rent both, the flexibility is unmatched. One unit features a fireplace, queen Murphy bed, kitchenette, full bath, & private deck. The second includes a queen bedroom set, full bath, additional counter space, and its own private deck. Both sides enjoy stunning mountain and pond views. Resort amenities include new saltwater pools and hot tubs, a fitness center, racquetball courts, arcade, on-site dining, and outdoor grilling areas. HOA covers all utilities for easy, low-maintenance ownership, no extra bills. A great find for a personal escape or dual-rental income property.
Key facts
- Private deck
- Kitchenette
- Adjoining decks
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/2.0-bath condo listed at $196k. Condition is rated average.
Deal economics
- At list price, monthly cash flow is $-817 ($-10k/yr) — negative.
- To cash-flow at today's rent, offer at most $78k (60.3% below list).
- Meets the 1% rule at list price ($2k rent vs $196k).
- Recommended offer: $78k (60.3% below list) — sets the bar for cash-flow.
Location & tenants
- Location reads 70/100 on livability (#85 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: commute D+, amenities F, health & safety F.
- East Grand School District No. 2 (rural): math 36% / reading 58% proficiency, ranked #17 of 86 in CO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
- Zoned schools: Fraser Valley Elementary School (math 44% / reading 67%, grade C+, #143 of 966 statewide, top 15%, 256 students, 11% FRL); East Grand Middle School (math 32% / reading 47%, grade F, #84 of 270 statewide, top 32%, 290 students, 22% FRL); Middle Park High School (math 42% / reading 67%, grade C-, #78 of 381 statewide, top 22%, 406 students, 20% FRL) — zoned schools at 18% FRL track the district average.
- Market conditions: 556 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
- This rent runs 34% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.
Negotiation context
- It's been on market 174 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 2y ago; this cycle's ask has dropped $24k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Risks & watch-outs
- Watch-outs: HOA is 54% of rent.
Recommended offer
$77,838
(60.3% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 174 days. Have you received any prior offers? Is the seller open to a 60% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.08% ✓
- Cap rate
- 1.29%
- Cash-on-cash
- -17.86%
- DSCR
- 0.21
- GRM
- 7.7
CMA / ARV
- ARV (median comp)
- $253,883
- List price
- $196,000
- Delta
- -22.80%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 62927 US Hwy 40 (door 547 & 549) | 0.01mi | 1/2.0 | 675 (-16%) | 6mo | $199,000 | $295 | 70 |
| 62927 US Highway 40 #336 | 0.00mi | 1/1.0 | 647 (-19%) | 2mo | $150,000 | $232 | 69 |
| 62927 US Highway 40 Unit 110 (Doors 112 and 114) | 0.00mi | 1/2.0 | 675 (-16%) | 12mo | $255,000 | $378 | 65 |
| 158 Village Rd Unit E201 | 0.18mi | 2/2.0 (+1) | 875 (+9%) | 8mo | $440,000 | $503 | 64 |
| 62927 US Hwy 40 Unit 110 (Doors 112&114) | 0.05mi | 1/2.0 | 675 (-16%) | 12mo | $255,000 | $378 | 63 |
| 62927 US Hwy 40 | 0.05mi | 2/2.0 (+1) | 922 (+15%) | 8mo | $270,000 | $293 | 61 |
| 62927 US Highway 40 #432 | 0.07mi | 2/2.0 (+1) | 615 (-23%) | 9mo | $3,500 | $6 | 60 |
| 154 Village Rd Unit C103 | 0.13mi | 2/2.0 (+1) | 998 (+25%) | 7mo | $495,000 | $496 | 58 |
| 247 Lake Dr #3103 | 1.50mi | 2/2.0 (+1) | 751 (-6%) | 4mo | $328,000 | $437 | 46 |
| 227 Lake Dr #2105 | 1.46mi | 2/2.0 (+1) | 750 (-6%) | 7mo | $375,000 | $500 | 44 |
| 207 Lake Dr #1203 | 1.47mi | 2/2.0 (+1) | 751 (-6%) | 9mo | $375,000 | $499 | 42 |
| 207 Lake Drive 1203 Dr | 1.47mi | 2/2.0 (+1) | 750 (-6%) | 9mo | $375,000 | $500 | 42 |
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
- -51.1%
- Equity multiple
- -0.51×
- Total profit
- $-83,042
- Equity at exit
- $29,224
10-year hold
- IRR
- -97.3%
- Equity multiple
- -1.48×
- Total profit
- $-136,329
- Equity at exit
- $16,946
Cash invested: $54,880 (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.
Active competition Active MLS
- For sale now
- 1 active
- Median asking
- $249,900 ($370/sqft)
- Median days on market
- 189 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -14.4% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 80446
- Home prices YoY
- -23.1%
- Active inventory
- 556
- Price-to-rent
- 7.7×
Monthly cashflow live
↻
- Estimated rent
- $2,113 medium interval (Pro) →
- Mortgage (P&I)
- −$1,028
- Tax est. 1.5%
- −$245 /mo · $2,940/yr
- Insurance
- −$82
- HOA
- −$1,131
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$444
- Net cashflow
- $-817
Break-even live
Break-even rent
$3,146
Max offer price
$77,838
Occupancy floor
—
Sensitivity live
| Price | -10% $-681 | -5% $-749 | +0% $-817 | +5% $-884 | +10% $-952 |
|---|---|---|---|---|---|
| Rent | -10% $-983 | -5% $-900 | +0% $-817 | +5% $-733 | +10% $-650 |
| Rate | -1.0pp $-718 | -0.5pp $-767 | base $-817 | +0.5pp $-867 | +1.0pp $-919 |
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
- $49,000
- Closing costs
- $5,880
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 2 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 18 Pine Dr Unit Basement Granby, CO | 2.0 | 1.0 | 925 | $1,975 | $2.14 | 98d | 1 | 0.29mi |
| 35 Arapahoe Cir Unit B1 Granby, CO | 2.0 | 2.0 | 972 | $2,000 | $2.06 | 62d | 1 | 0.69mi |
Property features AI
Finance
- Financial info
- Month-to-month lease (lease expiration 2026-06-01)
- HOA & community
- Alderwood homeowners association, professionally managedMonthly HOA fee of $1,131.98 (covers cable TV, reserves, electricity, exterior maintenance excluding roof, gas, heat, insurance, internet, grounds maintenance, structure maintenance, on-site check in, road maintenance, sewer, snow removal, trash, water)
Exterior
- Parking
- 2 total parking spaces2 off-street spaces
- Utilities
- Public waterPublic sewer
- Home design
- Condominium (residential)Low-rise building (1–3 stories)Entry on level 2Three or more levelsAttached unit with 2+ common wallsIndividually owned
- Construction
- Frame construction
- Exterior features
- Covered patio/porchBalconySpa/Hot tubWater feature/pond
Interior
- Bedrooms
- 1 bedroom on the main level
- Bathrooms
- 2 full bathrooms on the main level
- Heating & cooling
- Baseboard heating
- Interior features
- Common area laundryLiving room with a Murphy bedWood-burning fireplace in the living room
- Laundry & utility
- Laundry located in a common area
HOA detail $1,131/mo · $13,572/yr condo
- Likely covers
- waterpoolgym
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-23days on market $196,000 Active 174 DOM
-
2026-09-22days on market $196,000 Active 173 DOM
-
2026-09-21days on market $196,000 Active 172 DOM
-
2026-09-20days on market $196,000 Active 171 DOM
-
2026-09-19days on market $196,000 Active 170 DOM
-
2026-09-18days on market $196,000 Active 169 DOM
-
2026-09-17days on market $196,000 Active 168 DOM
-
2026-09-16days on market $196,000 Active 167 DOM
-
2026-09-15days on market $196,000 Active 166 DOM
-
2026-09-14days on market $196,000 Active 165 DOM
-
2026-09-13days on market $196,000 Active 164 DOM
-
2026-09-12days on market $196,000 Active 163 DOM
-
2026-09-11days on market $196,000 Active 162 DOM
-
2026-09-06price $196,000 Active 156 DOM
-
2026-09-05days on market $199,000 Active 156 DOM
-
2026-09-04days on market $199,000 Active 155 DOM
-
2026-09-03days on market $199,000 Active 154 DOM
-
2026-08-31days on market $199,000 Active 151 DOM
-
2026-08-30days on market $199,000 Active 150 DOM
-
2026-08-29days on market $199,000 Active 149 DOM
-
2026-08-28days on market $199,000 Active 148 DOM
-
2026-08-27days on market $199,000 Active 147 DOM
-
2026-08-25days on market $199,000 Active 145 DOM
-
2026-08-24days on market $199,000 Active 144 DOM
-
2026-08-23days on market $199,000 Active 143 DOM
-
2026-08-22days on market $199,000 Active 142 DOM
-
2026-08-21days on market $199,000 Active 141 DOM
-
2026-08-20days on market $199,000 Active 140 DOM
-
2026-08-19days on market $199,000 Active 139 DOM
-
2026-08-18days on market $199,000 Active 138 DOM
-
2026-08-17days on market $199,000 Active 137 DOM
-
2026-08-16days on market $199,000 Active 136 DOM
-
2026-08-15days on market $199,000 Active 135 DOM
-
2026-08-15days on market $199,000 Active 134 DOM
-
2026-08-13days on market $199,000 Active 133 DOM
-
2026-08-12days on market $199,000 Active 132 DOM
-
2026-08-11days on market $199,000 Active 131 DOM
-
2026-08-10days on market $199,000 Active 130 DOM
-
2026-08-09days on market $199,000 Active 129 DOM
-
2026-08-08days on market $199,000 Active 128 DOM
-
2026-08-07days on market $199,000 Active 127 DOM
-
2026-08-06days on market $199,000 Active 126 DOM
-
2026-08-05days on market $199,000 Active 125 DOM
-
2026-08-04days on market $199,000 Active 124 DOM
-
2026-08-03days on market $199,000 Active 123 DOM
-
2026-07-31days on market $199,000 Active 120 DOM
-
2026-07-30days on market $199,000 Active 118 DOM
-
2026-07-28days on market $199,000 Active 117 DOM
-
2026-07-26days on market $199,000 Active 115 DOM
-
2026-07-25days on market $199,000 Active 114 DOM
ⓘ 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 3/10 Moderate
- Heat 1/10 Low 8 d/yr ≥80°F today · 22 d/yr by 30 yrs out
- Wind 1/10 Low
- Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $25,351
- − Mortgage interest
- −$10,979
- − Property taxes
- −$2,940
- − Insurance
- −$980
- − Repairs & maintenance
- −$2,028
- − Management
- −$2,028
- − HOA
- −$13,572
- − Depreciation
- −$5,702
- Taxable loss
- −$12,878
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$3,091
- After-tax cash flow
- $-6,708/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
55/100
Cosmetic rehab
Est. rehab $4,005–$12,015 screening
This two-unit condo offers versatile living space with two connected units, each featuring a fireplace and private deck. While the property is in average condition, it has the potential for significant value increase with cosmetic updates.
Repairs flagged
- Minor kitchen cabinets — basic cabinetry, dated design
- Minor bathroom fixtures — standard fixtures, dated design
- Minor exterior siding — some discoloration
- Minor interior walls — basic paint, some wear
- Minor windows — standard windows, some wear
Value-add opportunities
- Both paint interior walls — enhances curb appeal and interior aesthetics ↑
- Both replace carpeting — improves comfort and reduces allergens ↑
- Both repair exterior siding — enhances curb appeal and structural integrity ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 50/100
Zoned Schools
Elementary
Fraser Valley Elementary School
C+
CO #143/966
Nat'l #9,502/41,679
Middle
East Grand Middle School
F
CO #84/270
Nat'l #6,151/14,009
High
Middle Park High School
C-
CO #78/381
Nat'l #4,461/17,239
Schools (NCES district)
- District
- East Grand School District No. 2
- NCES district ID
- 0804320
- Math proficiency
- 36% ▼ -2.00%
- Reading proficiency
- 58% ▲ 4.00%
- Median HH income
- $64,903
- Composite
- 41.64/100
- National rank
- #3424
- State rank
- #17 of 86 in CO
B
Composite livability gradescore 70/100
Livability — Granby
- Score
- 70/100
- State rank
- #85
- US rank
- #7574
Category grades
Amenities F
Commute D+
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
- County
- Grand County · 14,498 people
- City population
- 4,017
- Metro
- nan
- Population (ZIP)
- 4,017
- Household income
- $74,973
- Rent vs Own
- Severe rent burden
- 2% of renters
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
- Predominantly White (79%)
- Race & ethnicity
- White 79% Two or more races 19% Hispanic / Latino 6%
- Hispanic origin (detail)
- Puerto Rican 2%
- Common ancestry
- Slovak 8% Portuguese 6% Romanian 2%
- Foreign-born
- 2% · Canada, Jamaica
- Languages at home
- 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Spanish 1%
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
- ▼ -104.78%
- Current HPI
- 347.8691
- Rent YoY
- —
- Metro
- nan
- 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 |
|
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Price history
-30.2% since first listed10 events — show timeline
- 2026-05-02 Price Changed $199,000 IRES
- 2026-05-02 Price Changed $199,000 REColorado as Distributed by MLS Grid
- 2026-04-02 Listed $220,000 REColorado as Distributed by MLS Grid
- 2026-04-02 Listed $220,000 IRES
- 2025-06-19 Listing Removed — REColorado as Distributed by MLS Grid
- 2025-06-19 Listing Removed — IRES
- 2025-05-02 Price Changed $275,000 IRES
- 2025-05-02 Price Changed $275,000 REColorado as Distributed by MLS Grid
- 2024-11-15 Listed $285,000 REColorado as Distributed by MLS Grid
- 2024-11-15 Listed $285,000 IRES
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…