12 Hackamore · Granby, CO 80446

$396,398

6 bd · 9.0 ba · 1,023 sqft · Manufactured · 160 Days on market

Built 2025 $85/mo HOA · 3% of rent

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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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

DEED RESTRICTED PROPERTY. Newly constructed and move-in ready, this 2-bedroom, 3-bath triplex residence in Nuche Village presents an opportunity for qualified Grand County residents to purchase new construction designed for the local workforce. This thoughtfully designed home offers a functional open-concept layout with quality finishes, efficient use of space, and low-maintenance living suited for comfortable year-round mountain living. As new construction, the property includes a builder warranty for added peace of mind. Nuche Village is a thoughtfully planned community offering convenient access to schools, trails, dining, and everyday amenities, creating an attainable path to homeowners

Key facts

• Near schools
• New construction
• Near trails

Tags

• NEW CONSTRUCTION
• OPEN-CONCEPT LIVING SPACES
• PRIVATE BEDROOM SUITES
• LOCK-AND-LEAVE LIFESTYLE
• NEAR SCHOOLS
• NEAR TRAILS

Property features AI

Finance

• HOA & community: Homeowners association with $85 monthly fee

Exterior

• Utilities: Public water; Electric service on property
• Home design: Residential income property; Triplex; New construction
• Construction: New construction
• Exterior features: Public and private maintained road access

Interior

• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Washer/Dryer included; Refrigerator; Range; Oven; Microwave; Garbage disposal; Dishwasher
• Laundry & utility: Washer hookup available

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 6-bed/9.0-bath manufactured listed at $396k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $337k (14.9% below list).
• Recommended offer: $337k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.4% in Granby — 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 70/100 on livability (#85 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: commute D+, amenities F, health & safety F.
• East Grand School District No. 2 (rural): math 36% / reading 58% proficiency, ranked #17 of 86 in CO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 424 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).
• At $3,375/mo this rent would consume 54% of the median local household income ($75k/yr) (locally 105% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Grand County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($349k) is reasonable based on typical stale-listing flexibility.

Recommended offer $337,498 (14.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.8

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: -19.1%
• Equity multiple: 0.33×
• Total profit: $-74,205
• Equity at exit: $59,104

10-year hold

• IRR: -11.6%
• Equity multiple: 0.30×
• Total profit: $-77,170
• Equity at exit: $34,273

Cash invested: $110,991 (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 80446

• Home prices YoY: -23.1%
• Active inventory: 424
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,375 medium
• Mortgage (P&I): −$2,079
• Tax est. 1.5%: −$495 /mo · $5,946/yr
• Insurance: −$165
• HOA: −$85
• Vacancy / Maint / Mgmt: −$709
• Net cashflow: $-158

Break-even live

Break-even rent $3,575

Max offer price $373,509

Occupancy floor 100%

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: $99,100
• Closing costs: $11,892
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 16 events

1. 2026-06-18
   days on market $396,398 Active 160 DOM
2. 2026-06-17
   days on market $396,398 Active 159 DOM
3. 2026-06-16
   days on market $396,398 Active 158 DOM
4. 2026-06-15
   days on market $396,398 Active 157 DOM
5. 2026-06-14
   days on market $396,398 Active 155 DOM
6. 2026-06-10
   days on market $396,398 Active 152 DOM
7. 2026-06-09
   days on market $396,398 Active 151 DOM
8. 2026-06-08
   days on market $396,398 Active 150 DOM
9. 2026-06-07
   days on market $396,398 Active 149 DOM
10. 2026-06-05
    days on market $396,398 Active 146 DOM
11. 2026-06-03
    days on market $396,398 Active 145 DOM
12. 2026-06-02
    days on market $396,398 Active 144 DOM
13. 2026-06-01
    days on market $396,398 Active 143 DOM
14. 2026-05-31
    days on market $396,398 Active 142 DOM
15. 2026-05-31
    days on market $396,398 Active 141 DOM
16. 2025-12-17
    listed $396,398 Active

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

Taxation est. · year 1

• Rental income: $40,500
• − Mortgage interest: −$22,204
• − Property taxes: −$5,946
• − Insurance: −$1,982
• − Repairs & maintenance: −$3,240
• − Management: −$3,240
• − HOA: −$1,020
• − Depreciation: −$11,532
• Taxable loss: −$8,664
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $181/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: East Grand School District No. 2
• NCES district ID: 0804320
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $64,903
• Composite: 41.64/100
• National rank: #3424
• State rank: #17 of 86 in CO

Livability — Granby

• Score: 70/100
• State rank: #85
• US rank: #7574

Category grades

Amenities F Commute D+ 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

• County: Grand County · 5,874 people
• City population: 4,017
• Metro: nan
• Population (ZIP): 4,017
• Household income: $74,973
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 105.0

Population outlook (Grand County) Hauer SSP2

• Today (2025): 14,498 people
• By 2030: 14,215 · -2.0%
• By 2040: 13,225 · -8.8%
• By 2050: 12,186 · -15.9%
• By 2075: 10,196 · -29.7%
• By 2100: 8,326 · -42.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 19% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 8% Portuguese 6% Romanian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Grand

• 2024 margin: Toss-up / Even · D 48.0% · R 48.8% · Other 3.2%
• 2008→2024 swing: +0.3pp no change · 2008: -1.1pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: R+1.8 2016: R+13.5 2012: R+7.2 2008: R+1.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.78%
• Current HPI: 347.8691
• Rent YoY: —
• Metro: nan
• 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

• 2025-12-17 Listed $396,398 GCAR