2210 W 3rd St #11 · Craig, CO 81625

$114,900

3 bd · 1.0 ba · 1,056 sqft · Manufactured public records · 21 Days on market

Built 1998 Est $82k · 39% over

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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).

• Cash flow +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Completely remodeled from top to bottom, this lovely 3 bedroom, 2 bath home is the definition of move in ready. Every detail has been thoughtfully updated to create a fresh, modern living experience with stylish finishes and an inviting layout. Step inside to discover beautiful new flooring, fresh paint, updated lighting, and a bright, open floor plan designed for comfortable everyday living. The beautifully renovated kitchen serves as the heart of the home, featuring new cabinetry, stainless steel appliances, ample storage, and striking butcher block countertops. The open living area offers an abundance of natural light and a cozy stone accent electric fireplace, creating a warm and welcom

Key facts

• Remodeled
• Natural light
• Renovated kitchen

Tags

• REMODELED
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERTOPS
• NATURAL LIGHT
• UPDATED BATHROOM

Property features AI

Finance

• Other: Listing status: Active

Exterior

• Home design: Single family residence; HUD model
• Exterior features: Not new construction; Located in Lamplight Estates (Lamplighter Estates subdivision)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Unfurnished; Property in excellent condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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-, crime D, amenities F.
• 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.
• Zoned schools: Sandrock Elementary (math 5% / reading 17%, grade F, #879 of 966 statewide, top 94%, 325 students, 54% FRL); Craig Middle School (math 20% / reading 27%, grade F, #182 of 270 statewide, top 68%, 464 students, 42% FRL); Moffat County High School (math 22% / reading 42%, grade F, #220 of 381 statewide, top 59%, 560 students, 35% FRL).
• 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 $794 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 1.13% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.61%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $82,368
• 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	0.70mi	3/2.0	1,120 (+6%)	3mo	$87,000	$78	50

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,090
• Equity at exit: $17,132

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,681
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,297 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $164

Break-even live

Break-even rent $1,089

Max offer price $114,900

Occupancy floor 82%

Sensitivity live

Price	-10% $244	-5% $204	+0% $164	+5% $125	+10% $85
Rent	-10% $62	-5% $113	+0% $164	+5% $216	+10% $267
Rate	-1.0pp $222	-0.5pp $194	base $164	+0.5pp $135	+1.0pp $104

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $114,900 Active 21 DOM
2. 2026-06-18
   price $114,900 Active 20 DOM
3. 2026-06-18
   days on market $129,000 Active 20 DOM
4. 2026-06-17
   days on market $129,000 Active 19 DOM
5. 2026-06-16
   days on market $129,000 Active 18 DOM
6. 2026-06-15
   days on market $129,000 Active 17 DOM
7. 2026-06-14
   days on market $129,000 Active 15 DOM
8. 2026-06-12
   days on market $129,000 Active 14 DOM
9. 2026-06-09
   days on market $129,000 Active 11 DOM
10. 2026-06-08
    days on market $129,000 Active 10 DOM
11. 2026-06-07
    days on market $129,000 Active 9 DOM
12. 2026-06-05
    days on market $129,000 Active 6 DOM
13. 2026-06-03
    days on market $129,000 Active 5 DOM
14. 2026-06-03
    days on market $129,000 Active 4 DOM
15. 2026-06-01
    days on market $129,000 Active 3 DOM
16. 2026-05-31
    days on market $129,000 Active 2 DOM
17. 2026-05-29
    listed $129,000 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 18 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: $15,568
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$3,343
• Taxable income: $203
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $1,924/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

• 2026-05-29 Listed $129,000 AGMLS

Property tax history

-1.3%/yr

Latest (2021): $138 · +1.3% YoY. Source: county tax records.