218 Grape St #29 · Hudson, CO 80642

$155,000

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 168 Days on market

Built 2012 3,049 sqft lot $77/sqft · 32% above area Est $117k · 32% over

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +6.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of modern comfort and exciting growth in this beautiful residence, ideally situated in the heart of a rapidly growing Hudson community. This home boasts a stunningly bright and open floor plan, featuring a sleek, contemporary kitchen with rich cabinetry and stainless steel appliances, alongside versatile staged spaces including a professional home office and a high-tech gaming room. As Weld County becomes a primary destination for new jobs and industrial expansion, you'll be perfectly positioned to benefit from the area's economic momentum. Most notably, this home is just minutes away from the highly anticipated new Bandimere Speedway site, bringing an iconic Colorado legacy and world-class entertainment right to your doorstep. Whether you're enjoying the quiet comfort of the stylish guest suite or the spacious, light-filled living area, you are investing in a lifestyle defined by both tranquility and the vibrant future of Northern Colorado.

Key facts

• Open floor plan
• Contemporary kitchen
• Stylish guest suite

Tags

• OPEN FLOOR PLAN
• CONTEMPORARY KITCHEN
• STAINLESS STEEL APPLIANCES
• PROFESSIONAL HOME OFFICE
• HIGH-TECH GAMING ROOM
• STYLISH GUEST SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 0.9% in Hudson — 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 64/100 on livability (#173 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Weld County School District Re-3J (rural): math 18% / reading 31% proficiency, ranked #64 of 86 in CO (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 55 active listings in the ZIP; 3,170 units permitted in Weld County in 2024 (278 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Weld County population projected at +46% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

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

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. 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.
6. 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.
7. 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: 1.17% ✓
• Cap rate: 10.09%
• Cash-on-cash: 13.55%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $117,345
• List price: $155,000
• Delta: 32.09%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $6,034
• Equity at exit: $23,111

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $45,221
• Equity at exit: $13,402

Cash invested: $43,400 (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 80642

• Home prices YoY: -23.9%
• Active inventory: 55
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $490

Break-even live

Break-even rent $1,192

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $578	-5% $534	+0% $490	+5% $446	+10% $402
Rent	-10% $347	-5% $418	+0% $490	+5% $561	+10% $633
Rate	-1.0pp $568	-0.5pp $529	base $490	+0.5pp $450	+1.0pp $409

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $155,000 Active 168 DOM
2. 2026-06-18
   days on market $155,000 Active 165 DOM
3. 2026-06-17
   days on market $155,000 Active 164 DOM
4. 2026-06-16
   days on market $155,000 Active 163 DOM
5. 2026-06-15
   days on market $155,000 Active 162 DOM
6. 2026-06-13
   days on market $155,000 Active 160 DOM
7. 2026-06-09
   days on market $155,000 Active 156 DOM
8. 2026-06-08
   days on market $155,000 Active 155 DOM
9. 2026-06-07
   days on market $155,000 Active 154 DOM
10. 2026-06-04
    days on market $155,000 Active 151 DOM
11. 2026-06-03
    days on market $155,000 Active 150 DOM
12. 2026-06-02
    days on market $155,000 Active 149 DOM
13. 2026-06-01
    days on market $155,000 Active 148 DOM
14. 2026-05-31
    days on market $155,000 Active 147 DOM
15. 2026-01-04
    listed $155,000 Active 984-char remark

    Show marketing remark (984 chars)

    Experience the perfect blend of modern comfort and exciting growth in this beautiful residence, ideally situated in the heart of a rapidly growing Hudson community. This home boasts a stunningly bright and open floor plan, featuring a sleek, contemporary kitchen with rich cabinetry and stainless steel appliances, alongside versatile staged spaces including a professional home office and a high-tech gaming room. As Weld County becomes a primary destination for new jobs and industrial expansion, you'll be perfectly positioned to benefit from the area's economic momentum. Most notably, this home is just minutes away from the highly anticipated new Bandimere Speedway site, bringing an iconic Colorado legacy and world-class entertainment right to your doorstep. Whether you're enjoying the quiet comfort of the stylish guest suite or the spacious, light-filled living area, you are investing in a lifestyle defined by both tranquility and the vibrant future of Northern Colorado.

16. 2025-12-31
    historical
17. 2024-08-22
    listed $155,000 Active

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$86/yr (+$7/mo · 11.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,741
• − Mortgage interest: −$8,682
• − Property taxes: −$767
• − Insurance: −$775
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$4,509
• Taxable income: $3,529
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $5,032/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: Weld County School District Re-3J
• NCES district ID: 0804920
• Math proficiency: 18% ▼ -7.00%
• Reading proficiency: 31% ▼ -4.00%
• Median HH income: $60,814
• Composite: 22.63/100
• National rank: #8062
• State rank: #64 of 86 in CO

Livability — Hudson

• Score: 64/100
• State rank: #173
• US rank: #13990

Category grades

Amenities F Commute F 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

• Census place: Hudson, CO
• Population (ZIP): 4,449

Population outlook (Weld County) Hauer SSP2

• Today (2025): 351,957 people
• By 2030: 385,304 · +9.5%
• By 2040: 451,818 · +28.4%
• By 2050: 514,478 · +46.2%
• By 2075: 648,733 · +84.3%
• By 2100: 720,400 · +104.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Hispanic / Latino 39% Two or more races 20% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 36%
• Common ancestry: Lithuanian 4% Romanian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 72% English-only · Spanish 28% German/W. Germanic 0%

Political lean MEDSL · Weld

• 2024 margin: Strong R (+21.0) · D 38.2% · R 59.2% · Other 2.6%
• 2008→2024 swing: -12.2pp toward R · 2008: -8.7pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+18.0 2016: R+22.4 2012: R+13.2 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.94%
• Current HPI: 322.191
• 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

+0.0% since first listed

3 events — show timeline

• 2026-01-04 Listed $155,000 IRES
• 2025-12-31 Listing Removed — IRES
• 2024-08-22 Listed $155,000 IRES

Property tax history

+10.2%/yr

Latest (2025): $767 · +92.6% YoY. Source: county tax records.