3003 Valmont Rd · Boulder, CO 80301

$78,000

3 bd · 1.0 ba · 600 sqft · Land public records · 141 Days on market

Built 1977 ↓ 57% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

To schedule a showing or make an offer contact Sean at: [email protected] or [phone] Affordable housing boulder 2 bedroom 1 bath laundry on site it has a community pool and laundry mat, Nice garden and Big porch and a big tree in yard. Great location just blocks from to Pearl Street & all grocery stores and bike trails & bus stops. Recently had efficiency upgrades. Good investment.

Key facts

• Oversized vanity
• Ample cabinetry
• Laundry area

Tags

• SPACIOUS LIVING AREA
• AMPLE CABINETRY
• COFFEE BAR CABINET
• PRIVATE EN SUITE BATHROOM
• OVERSIZED VANITY
• LAUNDRY AREA

Property features AI

Finance

• Other: Lot number 84
• Financial info: Land lease in effect (monthly $1,085), lease expires March 31, 2026
• HOA & community: Has association (Orchard Grove) — professionally managed; Monthly association fee; Community amenities: playground, pool; Pets not allowed

Exterior

• Parking: 2 total parking spaces (including 2 off-street spaces)
• Utilities: Public sewer
• Home design: Manufactured in-park home; Manufactured home subtype; Individual ownership; Located in Orchard Grove mobile home park
• Construction: Metal siding; 77 ft by 14 ft unit dimensions (77' length, 14' width)
• Exterior features: Metal roof; Public water

Interior

• Kitchen: Oven, Range, Refrigerator
• Bedrooms: 3 bedrooms (all on the main level); Primary suite(s) included
• Bathrooms: 2 full bathrooms (both on the main level); En suite bathroom in primary suite
• Heating & cooling: Forced air heating
• Interior features: Oven, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath land listed at $78k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#24 in CO, #2,958 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D+, cost of living F.
• Boulder Valley School District No. Re2 (urban): math 49% / reading 67% proficiency, ranked #6 of 86 in CO (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Columbine Elementary School (math 15% / reading 32%, grade F, #634 of 966 statewide, top 67%, 405 students, 64% FRL); Casey Middle School (math 34% / reading 47%, grade F, #76 of 270 statewide, top 28%, 452 students, 57% FRL); Boulder High School (math 64% / reading 81%, grade B+, #18 of 381 statewide, top 4%, 2,074 students, 28% FRL) — zoned schools average 50% FRL vs 16% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 46% at this address vs 58% district-wide (-12 pts) — the specific schools serving this property underperform the Boulder Valley School District No. Re2 average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.3%/yr); 185 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,688 units permitted in Boulder County in 2024 (1,136 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Boulder County population projected at +40% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $47k; list at $78k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 3.38% ✓
• Cap rate: 30.00%
• Cash-on-cash: 84.67%
• DSCR: 4.77
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 77.7%
• Equity multiple: 4.37×
• Total profit: $73,642
• Equity at exit: $11,630

10-year hold

• IRR: 80.5%
• Equity multiple: 8.12×
• Total profit: $155,565
• Equity at exit: $6,744

Cash invested: $21,840 (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 80301

• Rents YoY: -2.3%
• Active inventory: 185
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,633 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,475

Break-even live

Break-even rent $766

Max offer price $78,000

Occupancy floor 39%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2995 Glenwood Dr Boulder, CO	1.0–2.0	1.0–1.5	807	$2,136	$2.65	13d	17	0.08mi
2995 Eagle Way Boulder, CO	2.0	1.0–1.5	639	$1,845	$2.89	21d	1	0.11mi
2820 Hibiscus AVE Boulder, CO	3.0	1.0–2.5	1010	$4,580	$4.53	13d	91	0.30mi
3303 Bluff St Boulder, CO	3.0	1.0–2.5	1131	$4,826	$4.27	13d	38	0.38mi
2530 Junction Pl Boulder, CO	1.0–3.0	1.0–3.5	1204	$4,913	$4.08	13d	69	0.44mi
2707 Valmont Rd Boulder, CO	1.0–2.0	1.0	684	$2,200	$3.22	21d	6	0.45mi
2850 Kalmia Ave Boulder, CO	1.0–2.0	1.0–2.0	850	$2,795	$3.29	13d	4	0.51mi
3100 Pearl St Boulder, CO	2.0	1.0–2.0	849	$3,875	$4.56	13d	23	0.68mi
3000 Pearl Pkwy Boulder, CO	2.0	1.0–2.0	1249	$3,936	$3.15	13d	19	0.68mi
2727 Folsom St Unit 1 Boulder, CO	2.0	1.0	708	$2,295	$3.24	13d	1	0.69mi
3715 Canfield St Boulder, CO	2.0	1.0–2.0	827	$2,576	$3.11	13d	24	0.78mi
2437 Spruce St Boulder, CO	2.0	1.0	750	$1,900	$2.53	21d	1	0.92mi
1853 26th St Boulder, CO	1.0–3.0	1.0–3.0	957	$3,660	$3.82	13d	21	1.08mi
1833 Folsom St Boulder, CO	1.0–2.0	1.0	782	$2,055	$2.63	21d	7	1.16mi
1821 22nd St Boulder, CO	1.0–2.0	1.0	538	$1,700	$3.16	13d	5	1.27mi
2301 Goss St Boulder, CO	1.0–4.0	1.0–2.0	789	$3,850	$4.88	13d	12	1.29mi
2121 Canyon Blvd Boulder, CO	2.0	1.0	687	$2,549	$3.71	13d	13	1.29mi
2000 Walnut St Boulder, CO	2.0	1.0–1.5	637	$2,399	$3.76	21d	13	1.30mi
2939 Marine St Boulder, CO	1.0–2.0	1.0	737	$2,295	$3.11	21d	7	1.34mi

Listing history 43 events

1. 2026-06-18
   days on market $78,000 Active 141 DOM
2. 2026-06-17
   days on market $78,000 Active 140 DOM
3. 2026-06-16
   days on market $78,000 Active 139 DOM
4. 2026-06-15
   days on market $78,000 Active 138 DOM
5. 2026-06-14
   days on market $78,000 Active 136 DOM
6. 2026-06-13
   days on market $78,000 Active 135 DOM
7. 2026-06-10
   days on market $78,000 Active 133 DOM
8. 2026-06-09
   days on market $78,000 Active 132 DOM
9. 2026-06-09
   days on market $78,000 Active 131 DOM
10. 2026-06-07
    days on market $78,000 Active 130 DOM
11. 2026-06-05
    days on market $78,000 Active 127 DOM
12. 2026-06-03
    days on market $78,000 Active 126 DOM
13. 2026-06-02
    days on market $78,000 Active 125 DOM
14. 2026-06-01
    days on market $78,000 Active 124 DOM
15. 2026-05-31
    days on market $78,000 Active 123 DOM
16. 2026-05-30
    days on market $78,000 Active 122 DOM
17. 2026-05-13
    price $49,950 411-char remark

    Show marketing remark (411 chars)

    To schedule a showing or make an offer contact Sean at: [email protected] or [phone] Affordable housing boulder 2 bedroom 1 bath laundry on site it has a community pool and laundry mat, Nice garden and Big porch and a big tree in yard. Great location just blocks from to Pearl Street & all grocery stores and bike trails & bus stops. Recently had efficiency upgrades. Good investment.

18. 2026-05-12
    listed $65,000 Active 411-char remark

    Show marketing remark (411 chars)

    To schedule a showing or make an offer contact Sean at: [email protected] or [phone] Affordable housing boulder 2 bedroom 1 bath laundry on site it has a community pool and laundry mat, Nice garden and Big porch and a big tree in yard. Great location just blocks from to Pearl Street & all grocery stores and bike trails & bus stops. Recently had efficiency upgrades. Good investment.

19. 2026-01-28
    listed $78,000 Active
20. 2025-09-05
    historical
21. 2025-07-18
    price $88,000
22. 2025-05-29
    price $97,000
23. 2025-05-20
    price $106,000
24. 2024-11-08
    listed $110,000 Active
25. 2024-10-28
    soldstatus $47,000 Closed
26. 2024-10-16
    status Pending Accepting Backup Offers
27. 2024-10-09
    listed $59,000 Active
28. 2024-10-08
    historical $59,000
29. 2023-05-31
    soldstatus $50,000 Closed
30. 2023-05-19
    price $52,000
31. 2023-05-02
    price $65,000
32. 2023-04-25
    price $68,000
33. 2023-03-24
    price $70,000
34. 2023-03-23
    price $70,000
35. 2023-03-18
    historical
36. 2023-03-16
    listed $82,000 Active
37. 2023-03-16
    listed $82,000 Active
38. 2022-09-30
    historical
39. 2022-08-11
    historical
40. 2022-07-25
    price $95,000
41. 2022-07-07
    price $105,000
42. 2022-06-24
    listed $65,000 Active
43. 2022-05-25
    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.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,596
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$1,188
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$2,269
• Taxable income: $17,545
• Est. tax owed @ 24.0%: −$4,211
• After-tax cash flow: $13,484/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: Boulder Valley School District No. Re2
• NCES district ID: 0802490
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $70,395
• Composite: 51.3/100
• National rank: #1747
• State rank: #6 of 86 in CO

Livability — Boulder

• Score: 77/100
• State rank: #24
• US rank: #2958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boulder, CO
• County: Boulder County · 271,666 people
• City population: 121,246
• Metro: Boulder, CO
• Population (ZIP): 25,007
• Household income: $95,207
• Rent vs Own: 45.1% rent · 54.9% own
• Severe rent burden: 1296.0

Population outlook (Boulder County) Hauer SSP2

• Today (2025): 380,833 people
• By 2030: 412,028 · +8.2%
• By 2040: 472,764 · +24.1%
• By 2050: 532,029 · +39.7%
• By 2075: 679,723 · +78.5%
• By 2100: 766,278 · +101.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 4% Slovak 4% Lithuanian 3%
• Foreign-born: 9% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Boulder

• 2024 margin: Solid D (+55.8) · D 76.5% · R 20.8% · Other 2.7%
• 2008→2024 swing: +9.6pp toward D · 2008: 46.1pp · 2024: 55.8pp
• All cycles: 2024: D+55.8 2020: D+56.6 2016: D+48.6 2012: D+41.5 2008: D+46.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -674.67%
• Current HPI: 286.4092
• Rent YoY: ▼ -2.27%
• Metro: Boulder, CO
• 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

-56.6% since first listed

27 events — show timeline

• 2026-05-13 Price Changed $49,950 FSBO.com
• 2026-05-12 Listed $65,000 FSBO.com
• 2026-01-28 Listed $78,000 REColorado as Distributed by MLS Grid
• 2025-09-05 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-07-18 Price Changed $88,000 REColorado as Distributed by MLS Grid
• 2025-05-29 Price Changed $97,000 REColorado as Distributed by MLS Grid
• 2025-05-20 Price Changed $106,000 REColorado as Distributed by MLS Grid
• 2024-11-08 Listed $110,000 REColorado as Distributed by MLS Grid
• 2024-10-28 Sold (MLS) $47,000 REColorado as Distributed by MLS Grid
• 2024-10-16 Pending — REColorado as Distributed by MLS Grid
• 2024-10-09 Listed $59,000 REColorado as Distributed by MLS Grid
• 2024-10-08 Coming Soon $59,000 REColorado as Distributed by MLS Grid
• 2023-05-31 Sold (MLS) $50,000 REColorado as Distributed by MLS Grid
• 2023-05-19 Price Changed $52,000 REColorado as Distributed by MLS Grid
• 2023-05-02 Price Changed $65,000 REColorado as Distributed by MLS Grid
• 2023-04-25 Price Changed $68,000 REColorado as Distributed by MLS Grid
• 2023-03-24 Price Changed $70,000 REColorado as Distributed by MLS Grid
• 2023-03-23 Price Changed $70,000 REColorado as Distributed by MLS Grid
• 2023-03-18 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-03-16 Listed $82,000 REColorado as Distributed by MLS Grid
• 2023-03-16 Listed $82,000 REColorado as Distributed by MLS Grid
• 2022-09-30 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-08-11 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-07-25 Price Changed $95,000 REColorado as Distributed by MLS Grid
• 2022-07-07 Price Changed $105,000 REColorado as Distributed by MLS Grid
• 2022-06-24 Listed $65,000 REColorado as Distributed by MLS Grid
• 2022-05-25 Listed $115,000 REColorado as Distributed by MLS Grid

Property tax history

+27.4%/yr

Latest (2025): $132,000 · +18.3% YoY. Source: county tax records.