218 Grape St · Hudson, CO 80642

$64,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 45 Days on market

Built 1994 1,056 sqft lot Est $90k · 28% under ↓ 28% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUGE PRICE CORRECTION AND HIGHLY MOTIVATED SELLER! The green flag has dropped, and the race is officially on for this beautifully updated, move-in-ready home! Featuring a bright, open-concept layout with stunning wood-look flooring and recessed lighting throughout, this property is engineered for modern comfort and effortless living. The chef-inspired kitchen is a true front-runner, boasting rich dark wood cabinetry, a sleek stainless steel farmhouse sink, and a spacious breakfast bar that flows seamlessly into the dining and living areas anchored by custom built-ins. Relaxation awaits in the generous primary suite, complete with a private ensuite bathroom and a luxurious soaking tub, while versatile additional bedrooms provide the perfect space for a home office or guest quarters. Outside, you’ll find a well-maintained exterior with a private wooden entry deck and the incredible value of low space rent that conveniently includes water, sewer, and trash services. This stylish gem is built for speed and priced to sell—the seller is open to any and all offers and in it to win it! Put the pedal to the metal and submit your best bid today; don't be left at the starting line, because this one will take the checkered flag quickly!

Key facts

• 1,056 sq ft lot
• 2 parking spots
• Built 1994

Property features AI

Finance

• Other: Living area listed as 1,056 (public records); Lot located at space/lot number 15
• Financial info: Monthly land lease of $970 (expires June 1, 2026)
• HOA & community: Located in Willow Brook Village (land lease community)

Exterior

• Parking: 2 off-street parking spaces (total 2)
• Utilities: Public water; Public sewer
• Home design: Manufactured home located in a park; Single-story (manufactured) dwelling; Model: TIT; Individual ownership
• Construction: Vinyl siding construction; Composition roof; Skirt: Vinyl
• Exterior features: Composition roof; Vinyl siding

Interior

• Kitchen: Includes oven, dishwasher, refrigerator, and disposal
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Forced air heating; Cooling: Other
• Interior features: Dishwasher; Disposal; Dryer; Oven; Refrigerator; Washer
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.8% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Hudson Elementary School (math 24% / reading 27%, grade F, #594 of 966 statewide, top 62%, 311 students, 58% FRL); Weld Central Middle School (math 12% / reading 27%, grade F, #207 of 270 statewide, top 79%, 525 students, 53% FRL); Weld Central Senior High School (math 22% / reading 42%, grade F, #220 of 381 statewide, top 59%, 697 students, 42% FRL).
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 4y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.96% ✓
• Cap rate: 17.78%
• Cash-on-cash: 41.04%
• DSCR: 2.83
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $89,856
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Grape St #34	0.04mi	2/2.0 (-1)	1,216 (+6%)	21mo	$95,000	$78	67

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: 37.5%
• Equity multiple: 2.60×
• Total profit: $29,043
• Equity at exit: $9,677

10-year hold

• IRR: 44.1%
• Equity multiple: 5.19×
• Total profit: $76,175
• Equity at exit: $5,611

Cash invested: $18,172 (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 80642

• Home prices YoY: -23.9%
• Active inventory: 53
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $621

Break-even live

Break-even rent $488

Max offer price $64,900

Occupancy floor 46%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
635 Cedar St Unit A Hudson, CO	2.0	1.0	1004	$1,275	$1.27	4d	1	0.39mi

Listing history 50 events

1. 2026-06-18
   days on market $64,900 Active 45 DOM
2. 2026-06-17
   pricedays on market $64,900 Active 44 DOM
3. 2026-06-16
   days on market $74,900 Active 43 DOM
4. 2026-06-15
   days on market $74,900 Active 42 DOM
5. 2026-06-13
   days on market $74,900 Active 40 DOM
6. 2026-06-09
   days on market $74,900 Active 36 DOM
7. 2026-06-08
   days on market $74,900 Active 35 DOM
8. 2026-06-07
   days on market $74,900 Active 34 DOM
9. 2026-06-04
   pricedays on market $74,900 Active 31 DOM
10. 2026-06-03
    days on market $79,500 Active 30 DOM
11. 2026-06-02
    days on market $79,500 Active 29 DOM
12. 2026-06-01
    days on market $79,500 Active 28 DOM
13. 2026-05-31
    days on market $79,500 Active 27 DOM
14. 2026-05-14
    price $80,000 455-char remark
15. 2026-05-04
    listed $85,000 Active 455-char remark
16. 2026-04-25
    price $110,000 1087-char remark

    Show marketing remark (1256 chars)

    HUGE PRICE CORRECTION AND HIGHLY MOTIVATED SELLER! The green flag has dropped, and the race is officially on for this beautifully updated, move-in-ready home! Featuring a bright, open-concept layout with stunning wood-look flooring and recessed lighting throughout, this property is engineered for modern comfort and effortless living. The chef-inspired kitchen is a true front-runner, boasting rich dark wood cabinetry, a sleek stainless steel farmhouse sink, and a spacious breakfast bar that flows seamlessly into the dining and living areas anchored by custom built-ins. Relaxation awaits in the generous primary suite, complete with a private ensuite bathroom and a luxurious soaking tub, while versatile additional bedrooms provide the perfect space for a home office or guest quarters. Outside, you’ll find a well-maintained exterior with a private wooden entry deck and the incredible value of low space rent that conveniently includes water, sewer, and trash services. This stylish gem is built for speed and priced to sell—the seller is open to any and all offers and in it to win it! Put the pedal to the metal and submit your best bid today; don't be left at the starting line, because this one will take the checkered flag quickly!

17. 2026-03-31
    listed $118,900 Active 1087-char remark

    Show marketing remark (1256 chars)

    HUGE PRICE CORRECTION AND HIGHLY MOTIVATED SELLER! The green flag has dropped, and the race is officially on for this beautifully updated, move-in-ready home! Featuring a bright, open-concept layout with stunning wood-look flooring and recessed lighting throughout, this property is engineered for modern comfort and effortless living. The chef-inspired kitchen is a true front-runner, boasting rich dark wood cabinetry, a sleek stainless steel farmhouse sink, and a spacious breakfast bar that flows seamlessly into the dining and living areas anchored by custom built-ins. Relaxation awaits in the generous primary suite, complete with a private ensuite bathroom and a luxurious soaking tub, while versatile additional bedrooms provide the perfect space for a home office or guest quarters. Outside, you’ll find a well-maintained exterior with a private wooden entry deck and the incredible value of low space rent that conveniently includes water, sewer, and trash services. This stylish gem is built for speed and priced to sell—the seller is open to any and all offers and in it to win it! Put the pedal to the metal and submit your best bid today; don't be left at the starting line, because this one will take the checkered flag quickly!

18. 2026-03-13
    listed $130,000 Active
19. 2026-02-05
    soldstatus $95,000 Closed
20. 2026-02-04
    status Pending Accepting Backup Offers
21. 2026-01-23
    price $98,500
22. 2026-01-04
    listed $155,000 Active
23. 2025-12-31
    historical
24. 2025-12-23
    soldstatus $55,000 Closed
25. 2025-12-11
    status Pending Accepting Backup Offers
26. 2025-12-09
    soldstatus $75,000 Closed
27. 2025-12-06
    price $99,000
28. 2025-11-26
    status Pending Accepting Backup Offers
29. 2025-11-11
    listed $105,000 Active
30. 2025-10-19
    price $109,999
31. 2025-10-03
    listed $118,000 Active
32. 2025-09-28
    historical $118,000
33. 2025-09-26
    listed $59,999 Active
34. 2025-09-23
    listed $79,900 Active
35. 2025-09-16
    historical $79,900
36. 2025-09-13
    historical
37. 2025-08-13
    price $105,000
38. 2025-07-23
    price $114,000
39. 2025-06-26
    soldstatus $124,990 Closed
40. 2025-06-25
    listed $115,000 Active
41. 2025-05-19
    status Pending Accepting Backup Offers
42. 2025-04-21
    price $124,990
43. 2025-02-26
    price $134,900
44. 2024-11-04
    price $148,900
45. 2024-11-04
    status Active
46. 2024-11-02
    historical
47. 2024-10-02
    soldstatus $95,000 Closed
48. 2024-09-03
    status Pending Accepting Backup Offers
49. 2024-08-29
    listed $145,900 Active
50. 2024-08-26
    price $115,000

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$136/yr (+$11/mo · 61.3%)

ⓘ 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 · 17 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: $15,300
• − Mortgage interest: −$3,635
• − Property taxes: −$221
• − Insurance: −$324
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$1,888
• Taxable income: $6,783
• Est. tax owed @ 24.0%: −$1,628
• After-tax cash flow: $5,829/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

-27.8% since first listed

85 events — show timeline

• 2026-06-16 Price Changed $64,900 REColorado as Distributed by MLS Grid
• 2026-06-03 Price Changed $74,900 REColorado as Distributed by MLS Grid
• 2026-06-03 Listing Removed — REColorado as Distributed by MLS Grid
• 2026-05-27 Price Changed $79,500 REColorado as Distributed by MLS Grid
• 2026-05-26 Price Changed $92,500 REColorado as Distributed by MLS Grid
• 2026-05-14 Price Changed $80,000 REColorado as Distributed by MLS Grid
• 2026-05-04 Listed $85,000 REColorado as Distributed by MLS Grid
• 2026-04-25 Price Changed $110,000 REColorado as Distributed by MLS Grid
• 2026-03-31 Listed $118,900 REColorado as Distributed by MLS Grid
• 2026-03-13 Listed $130,000 REColorado as Distributed by MLS Grid
• 2026-02-05 Sold (MLS) $95,000 REColorado as Distributed by MLS Grid
• 2026-02-04 Pending — REColorado as Distributed by MLS Grid
• 2026-01-23 Price Changed $98,500 REColorado as Distributed by MLS Grid
• 2026-01-04 Listed $155,000 REColorado as Distributed by MLS Grid
• 2025-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-12-23 Sold (MLS) $55,000 REColorado as Distributed by MLS Grid
• 2025-12-11 Pending — REColorado as Distributed by MLS Grid
• 2025-12-09 Sold (MLS) $75,000 REColorado as Distributed by MLS Grid
• 2025-12-06 Price Changed $99,000 REColorado as Distributed by MLS Grid
• 2025-11-26 Pending — REColorado as Distributed by MLS Grid
• 2025-11-11 Listed $105,000 REColorado as Distributed by MLS Grid
• 2025-10-19 Price Changed $109,999 REColorado as Distributed by MLS Grid
• 2025-10-03 Listed $118,000 REColorado as Distributed by MLS Grid
• 2025-09-28 Coming Soon $118,000 REColorado as Distributed by MLS Grid
• 2025-09-26 Listed $59,999 REColorado as Distributed by MLS Grid
• 2025-09-23 Listed $79,900 REColorado as Distributed by MLS Grid
• 2025-09-16 Coming Soon $79,900 REColorado as Distributed by MLS Grid
• 2025-09-13 Listing Removed — REColorado as Distributed by MLS Grid
• 2025-08-13 Price Changed $105,000 REColorado as Distributed by MLS Grid
• 2025-07-23 Price Changed $114,000 REColorado as Distributed by MLS Grid
• 2025-06-26 Sold (MLS) $124,990 REColorado as Distributed by MLS Grid
• 2025-06-25 Listed $115,000 REColorado as Distributed by MLS Grid
• 2025-05-19 Pending — REColorado as Distributed by MLS Grid
• 2025-04-21 Price Changed $124,990 REColorado as Distributed by MLS Grid
• 2025-02-26 Price Changed $134,900 REColorado as Distributed by MLS Grid
• 2024-11-04 Price Changed $148,900 REColorado as Distributed by MLS Grid
• 2024-11-04 Relisted — REColorado as Distributed by MLS Grid
• 2024-11-02 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-10-02 Sold (MLS) $95,000 REColorado as Distributed by MLS Grid
• 2024-09-03 Pending — REColorado as Distributed by MLS Grid
• 2024-08-29 Listed $145,900 REColorado as Distributed by MLS Grid
• 2024-08-26 Price Changed $115,000 REColorado as Distributed by MLS Grid
• 2024-08-25 Listed $155,000 REColorado as Distributed by MLS Grid
• 2024-08-22 Price Changed $123,000 REColorado as Distributed by MLS Grid
• 2024-08-05 Listed $128,000 REColorado as Distributed by MLS Grid
• 2024-05-28 Sold (MLS) $119,000 REColorado as Distributed by MLS Grid
• 2024-05-06 Pending — REColorado as Distributed by MLS Grid
• 2024-04-10 Listing Removed — REColorado as Distributed by MLS Grid
• 2024-02-12 Sold (MLS) $95,000 REColorado as Distributed by MLS Grid
• 2024-01-17 Pending — REColorado as Distributed by MLS Grid
• 2023-12-31 Price Changed $99,000 REColorado as Distributed by MLS Grid
• 2023-12-17 Price Changed $105,000 REColorado as Distributed by MLS Grid
• 2023-11-29 Listed $125,000 REColorado as Distributed by MLS Grid
• 2023-11-29 Listed $130,000 REColorado as Distributed by MLS Grid
• 2023-10-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-10-25 Listed $110,000 REColorado as Distributed by MLS Grid
• 2023-09-24 Listing Removed — REColorado as Distributed by MLS Grid
• 2023-09-18 Price Changed $135,000 REColorado as Distributed by MLS Grid
• 2023-08-30 Price Changed $140,000 REColorado as Distributed by MLS Grid
• 2023-08-15 Listed $150,000 REColorado as Distributed by MLS Grid
• 2023-06-02 Relisted — REColorado as Distributed by MLS Grid
• 2023-05-19 Pending — REColorado as Distributed by MLS Grid
• 2023-01-23 Price Changed $125,000 REColorado as Distributed by MLS Grid
• 2023-01-17 Sold (MLS) $70,000 REColorado as Distributed by MLS Grid
• 2023-01-01 Listed $130,000 REColorado as Distributed by MLS Grid
• 2022-12-31 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-12-21 Pending — REColorado as Distributed by MLS Grid
• 2022-11-21 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-11-04 Listed $73,000 REColorado as Distributed by MLS Grid
• 2022-10-18 Price Changed $62,000 REColorado as Distributed by MLS Grid
• 2022-10-13 Relisted — REColorado as Distributed by MLS Grid
• 2022-10-08 Pending — REColorado as Distributed by MLS Grid
• 2022-10-04 Price Changed $70,900 REColorado as Distributed by MLS Grid
• 2022-09-12 Sold (MLS) $72,500 REColorado as Distributed by MLS Grid
• 2022-09-03 Pending — REColorado as Distributed by MLS Grid
• 2022-08-31 Listed $130,000 REColorado as Distributed by MLS Grid
• 2022-08-18 Price Changed $75,000 REColorado as Distributed by MLS Grid
• 2022-08-18 Listed $65,000 REColorado as Distributed by MLS Grid
• 2022-08-04 Price Changed $72,000 REColorado as Distributed by MLS Grid
• 2022-08-03 Sold (MLS) $74,900 REColorado as Distributed by MLS Grid
• 2022-06-22 Pending — REColorado as Distributed by MLS Grid
• 2022-06-22 Listed $82,000 REColorado as Distributed by MLS Grid
• 2022-05-31 Listed $74,900 REColorado as Distributed by MLS Grid
• 2021-12-11 Sold (MLS) $89,900 REColorado as Distributed by MLS Grid
• 2021-10-23 Pending — REColorado as Distributed by MLS Grid

Property tax history

-4.6%/yr

Latest (2019): $221 · -12.4% YoY. Source: county tax records.