209 Antrodemus Aly · Dinosaur, CO 81610

$95,000

3 bd · 1.0 ba · 712 sqft · SingleFamily public records · 15 Days on market

Built 1946 0.32 ac 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 2 bedroom, 1 bath fixer situated on an extra-large fenced lot with convenient alley access. Built in an era when homes were constructed with true dimensional lumber, this property offers a solid starting point for renovation and improvement. Recent updates include new sewer lines and water lines, giving buyers a head start on important infrastructure improvements. The spacious lot provides room for parking, gardening, storage, pets, or future possibilities. Whether you are looking for an investment property, a renovation project, or a home you can make your own, this property has lots of potential and is ready for your vision.

Key facts

• Alley access
• Spacious lot
• New sewer lines

Tags

• EXTRA-LARGE FENCED LOT
• ALLEY ACCESS
• TRUE DIMENSIONAL LUMBER
• NEW SEWER LINES
• NEW WATER LINES
• SPACIOUS LOT

Property features AI

Exterior

• Parking: 2 off-street parking spaces (total 2 parking spaces)
• Utilities: Public sewer
• Home design: Single-family detached house; One story
• Construction: Frame construction; Composition roof
• Exterior features: Composition roof; Frame construction; Lot of approximately 0.32 acre (about 14,000 sq ft)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating
• Interior features: One-level living; Public records list living area as 712

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#410 in CO) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute 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.
• Market conditions: 11 active listings in the ZIP; 18 units permitted in Moffat County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($657 loan paydown + $3k appreciation (3.0% local appreciation)).
• 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $95k implies a 1277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.8%
• Equity multiple: 1.84×
• Total profit: $22,401
• Equity at exit: $42,716

10-year hold

• IRR: 16.5%
• Equity multiple: 3.42×
• Total profit: $64,323
• Equity at exit: $65,831

Cash invested: $26,600 (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 81610

• Active inventory: 11
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$48 /mo · $570/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $172

Break-even live

Break-even rent $741

Max offer price $95,000

Occupancy floor 77%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $95,000 Active 15 DOM
2. 2026-06-18
   days on market $95,000 Active 14 DOM
3. 2026-06-17
   days on market $95,000 Active 13 DOM
4. 2026-06-16
   days on market $95,000 Active 12 DOM
5. 2026-06-15
   days on market $95,000 Active 11 DOM
6. 2026-06-14
   days on market $95,000 Active 9 DOM
7. 2026-06-12
   days on market $95,000 Active 8 DOM
8. 2026-06-09
   days on market $95,000 Active 5 DOM
9. 2026-06-08
   days on market $95,000 Active 4 DOM
10. 2026-06-07
    days on market $95,000 Active 3 DOM
11. 2026-06-05
    remarks 663-char remark
12. 2026-06-05
    listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CO · Resets to sale price

• Current annual tax: $570 · $48/mo
• Projected year-2 tax: $570 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 4 d/yr ≥93°F today · 12 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: $11,511
• − Mortgage interest: −$5,321
• − Property taxes: −$570
• − Insurance: −$475
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,764
• Taxable income: $539
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $1,941/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 — Dinosaur

• Score: 50/100
• State rank: #410
• US rank: #25723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dinosaur, CO
• Population (ZIP): 794

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: Majority Hispanic (54%)
• Race & ethnicity: Hispanic / Latino 54% White 44% Two or more races 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 4%

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: —
• Current HPI: —
• 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

+1276.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $95,000 REColorado as Distributed by MLS Grid
• 2003-06-10 Sold (Public Records) $6,900 Public Records

Property tax history

+9.1%/yr

Latest (2025): $570 · +496.9% YoY. Source: county tax records.