925 W 1st St #607 · Craig, CO 81625

$90,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 81 Days on market

Built 1997 Est $100k · 10% under

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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 +11.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled and move-in ready, this 3-bedroom, 2-bathroom mobile home offers modern updates and comfortable living throughout. Interior improvements include drywall and texture, fresh paint, new kitchen cabinets and countertops, backsplash tile, vinyl plank flooring and recessed lighting. The spacious primary suite features a walk-in closet and a beautifully renovated bathroom complete with a large walk-in shower. Enjoy outdoor living on the newly added covered front deck--perfect for relaxing or entertaining. A turnkey opportunity with stylish finishes and thoughtful upgrades throughout.

Key facts

• Move-in ready
• Remodeled
• Modern updates

Tags

• REMODELED
• MOVE-IN READY
• MODERN UPDATES
• NEW KITCHEN CABINETS
• NEW APPLIANCES
• VINYL PLANK FLOORING

Property features AI

Finance

• Other: Directions: Travel east on 1st Street, turn into Cedar Mountain Village Mobile Home Park, take the first right onto Circle Drive, trailer on your right

Exterior

• Home design: Single family residence
• Exterior features: Not new construction; Located in Cedar Mountain MHP

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Cooling system present
• Interior features: Excellent condition; HUD model

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $530 ($6k/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: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.2% in Craig — 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 65/100 on livability (#160 in CO) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A; Watch: employment C-, schools D, crime D.
• Moffat County School District Re: No. 1 (town): math 22% / reading 35% proficiency, ranked #53 of 86 in CO (top 62%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 188 active listings in the ZIP; 18 units permitted in Moffat 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.
• Moffat County population projected at -41% 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $84,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 1.62% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.23%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $99,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 W 1st Street #623	0.00mi	3/2.0	1,120 (-12%)	3mo	$87,000	$78	76

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: 18.8%
• Equity multiple: 1.76×
• Total profit: $19,178
• Equity at exit: $13,419

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $60,234
• 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 81625

• Home prices YoY: -25.2%
• Active inventory: 188
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $530

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 59%

Sensitivity live

Price	-10% $592	-5% $561	+0% $530	+5% $499	+10% $468
Rent	-10% $415	-5% $472	+0% $530	+5% $587	+10% $645
Rate	-1.0pp $575	-0.5pp $553	base $530	+0.5pp $506	+1.0pp $483

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: —

Listing history 17 events

1. 2026-06-19
   days on market $90,000 Active 81 DOM
2. 2026-06-18
   days on market $90,000 Active 80 DOM
3. 2026-06-17
   days on market $90,000 Active 79 DOM
4. 2026-06-16
   days on market $90,000 Active 78 DOM
5. 2026-06-15
   days on market $90,000 Active 77 DOM
6. 2026-06-14
   days on market $90,000 Active 75 DOM
7. 2026-06-12
   days on market $90,000 Active 74 DOM
8. 2026-06-09
   days on market $90,000 Active 71 DOM
9. 2026-06-08
   days on market $90,000 Active 70 DOM
10. 2026-06-07
    days on market $90,000 Active 69 DOM
11. 2026-06-05
    days on market $90,000 Active 66 DOM
12. 2026-06-03
    days on market $90,000 Active 65 DOM
13. 2026-06-03
    days on market $90,000 Active 64 DOM
14. 2026-06-01
    days on market $90,000 Active 63 DOM
15. 2026-05-31
    days on market $90,000 Active 62 DOM
16. 2026-05-30
    days on market $90,000 Active 61 DOM
17. 2026-03-30
    listed $90,000 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 5/10 Major FEMA zone X · 62% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 16 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: $17,494
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$2,618
• Taxable income: $5,236
• Est. tax owed @ 24.0%: −$1,257
• After-tax cash flow: $5,100/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: Moffat County School District Re: No. 1
• NCES district ID: 0805730
• Math proficiency: 22% ▲ 3.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $51,633
• Composite: 25.07/100
• National rank: #7539
• State rank: #53 of 86 in CO

Livability — Craig

• Score: 65/100
• State rank: #160
• US rank: #12817

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Craig, CO
• Population (ZIP): 12,242

Population outlook (Moffat County) Hauer SSP2

• Today (2025): 10,901 people
• By 2030: 9,922 · -9.0%
• By 2040: 8,081 · -25.9%
• By 2050: 6,460 · -40.7%
• By 2075: 3,896 · -64.3%
• By 2100: 2,620 · -76.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 10%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9%

Political lean MEDSL · Moffat

• 2024 margin: Solid R (+62.8) · D 17.5% · R 80.3% · Other 2.2%
• 2008→2024 swing: -19.4pp toward R · 2008: -43.5pp · 2024: -62.8pp
• All cycles: 2024: R+62.8 2020: R+63.6 2016: R+67.9 2012: R+55.0 2008: R+43.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -96.11%
• Current HPI: 284.444
• 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

• 2026-03-30 Listed $90,000 AGMLS

Property tax history

-2.4%/yr

Latest (2025): $165 · +90.6% YoY. Source: county tax records.