325 E Main #12 · Silver Cliff, CO 81252

$86,000

1 bd · 1.0 ba · 510 sqft · SingleFamily · 24 Days on market

Built 2006 Good condition 3,920 sqft lot Est $126k · 32% under $420/mo HOA · 29% of rent

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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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your perfect Colorado mountain retreat in the heart of Silver Cliff near Westcliffe! This beautifully updated tiny home combines affordability, comfort, and modern upgrades in one charming package. Whether you're searching for a full-time residence, weekend getaway, vacation property, or low-maintenance lifestyle, this move-in-ready home offers exceptional value in scenic Custer County, Colorado. Built in 2006 and recently refreshed inside and out, the home features fresh paint, updated fixtures, a new electric oven, microwave, water heater, and added storage cabinetry. The exterior shines with new siding and a new front-facing window, giving the property excellent curb appeal while enhancing energy efficiency. Inside, you'll enjoy approximately 510 square feet of thoughtfully designed living space, including an enclosed front porch that adds warmth, comfort, and functionality. This all-electric home also includes central heating and air conditioning for year-round comfort in every season. An attached storage shed offers convenient extra space for outdoor gear, tools, and seasonal items. Located near the quiet northeast corner of Valley View Park, this affordable property includes a monthly lot rent of just $420, covering road maintenance and making ownership both simple and budget-friendly. Enjoy being only minutes from the charming town of Westcliffe, known for local shops, dining, hiking, festivals, and some of the best dark-sky stargazing in Colorado. Surrounded by mountain views and outdoor recreation, this cozy tiny home delivers the ideal blend of peaceful living and small-town convenience. If you've been dreaming of an affordable tiny home in Colorado, a mountain getaway near Westcliffe and Silver Cliff, or an easy-care home base for adventure, this one is ready for you.

Key facts

• Updated tiny home
• Move-in-ready home
• New electric oven

Tags

• COLORADO MOUNTAIN RETREAT
• UPDATED TINY HOME
• MOVE-IN-READY HOME
• NEW ELECTRIC OVEN
• NEW FRONT-FACING WINDOW
• ATTACHED STORAGE SHED

Property features AI

Finance

• Other: Living area reported as 510 (above grade finished area 510)
• HOA & community: Association: Valley View MH Park (professionally managed); Monthly association fee of $420 (annual $5,040); Park amenity

Exterior

• Parking: 1 parking space (off-street)
• Utilities: Electricity connected (220 volts); Propane; Public sewer
• Home design: Manufactured house — single family residence; One story; End unit; Individually owned
• Construction: Wood siding; Slab foundation; Built as a manufactured home
• Exterior features: Metal roof; Partial fencing; Public water

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 three-quarter bathroom (main level)
• Heating & cooling: Central air conditioning; Forced air heating (propane)
• Interior features: Crawl space basement; Partial yard fencing
• Laundry & utility: Laundry room on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.5% in Silver Cliff — 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 60/100 on livability (#253 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: housing D, crime F, amenities F.
• Custer County School District Consolidate 1 (rural): math 30% / reading 50% proficiency, ranked #55 of 176 in CO (top 31%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Custer County Elementary School (math 30% / reading 34%, grade F, #469 of 966 statewide, top 49%, 165 students, 42% FRL); Custer County High School (math 50% / reading 70%, grade C+, #53 of 381 statewide, top 17%, 114 students, 33% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 283 active listings in the ZIP; 117 units permitted in Custer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,710 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F 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. 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: 1.70% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $125,970
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 E Main St #28	0.00mi	1/1.0	546 (+7%)	8mo	$135,000	$247	81

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-4,499
• Equity at exit: $12,823

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $9,010
• Equity at exit: $7,436

Cash invested: $24,080 (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 81252

• Home prices YoY: -11.3%
• Active inventory: 283
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$420
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $144

Break-even live

Break-even rent $1,284

Max offer price $86,000

Occupancy floor 85%

Sensitivity live

Price	-10% $203	-5% $173	+0% $144	+5% $114	+10% $84
Rent	-10% $28	-5% $86	+0% $144	+5% $202	+10% $260
Rate	-1.0pp $187	-0.5pp $166	base $144	+0.5pp $121	+1.0pp $99

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $420 · $5,040/yr
• Likely covers: waterelectric

Listing history 23 events

1. 2026-06-21
   days on market $86,000 Active 24 DOM
2. 2026-06-19
   days on market $86,000 Active 22 DOM
3. 2026-06-18
   days on market $86,000 Active 21 DOM
4. 2026-06-17
   days on market $86,000 Active 20 DOM
5. 2026-06-16
   days on market $86,000 Active 19 DOM
6. 2026-06-15
   days on market $86,000 Active 18 DOM
7. 2026-06-14
   days on market $86,000 Active 16 DOM
8. 2026-06-12
   days on market $86,000 Active 15 DOM
9. 2026-06-09
   days on market $86,000 Active 12 DOM
10. 2026-06-08
    days on market $86,000 Active 11 DOM
11. 2026-06-07
    days on market $86,000 Active 10 DOM
12. 2026-06-05
    days on market $86,000 Active 7 DOM
13. 2026-06-03
    days on market $86,000 Active 6 DOM
14. 2026-06-02
    days on market $86,000 Active 5 DOM
15. 2026-06-01
    days on market $86,000 Active 4 DOM
16. 2026-05-31
    days on market $86,000 Active 3 DOM
17. 2026-05-30
    days on market $86,000 Active 2 DOM
18. 2026-05-28
    listed $86,000 Active 1825-char remark

    Show marketing remark (1825 chars)

    Welcome to your perfect Colorado mountain retreat in the heart of Silver Cliff near Westcliffe! This beautifully updated tiny home combines affordability, comfort, and modern upgrades in one charming package. Whether you're searching for a full-time residence, weekend getaway, vacation property, or low-maintenance lifestyle, this move-in-ready home offers exceptional value in scenic Custer County, Colorado. Built in 2006 and recently refreshed inside and out, the home features fresh paint, updated fixtures, a new electric oven, microwave, water heater, and added storage cabinetry. The exterior shines with new siding and a new front-facing window, giving the property excellent curb appeal while enhancing energy efficiency. Inside, you'll enjoy approximately 510 square feet of thoughtfully designed living space, including an enclosed front porch that adds warmth, comfort, and functionality. This all-electric home also includes central heating and air conditioning for year-round comfort in every season. An attached storage shed offers convenient extra space for outdoor gear, tools, and seasonal items. Located near the quiet northeast corner of Valley View Park, this affordable property includes a monthly lot rent of just $420, covering road maintenance and making ownership both simple and budget-friendly. Enjoy being only minutes from the charming town of Westcliffe, known for local shops, dining, hiking, festivals, and some of the best dark-sky stargazing in Colorado. Surrounded by mountain views and outdoor recreation, this cozy tiny home delivers the ideal blend of peaceful living and small-town convenience. If you've been dreaming of an affordable tiny home in Colorado, a mountain getaway near Westcliffe and Silver Cliff, or an easy-care home base for adventure, this one is ready for you.

19. 2026-05-28
    listed $86,000 Active 1825-char remark

    Show marketing remark (1825 chars)

    Welcome to your perfect Colorado mountain retreat in the heart of Silver Cliff near Westcliffe! This beautifully updated tiny home combines affordability, comfort, and modern upgrades in one charming package. Whether you're searching for a full-time residence, weekend getaway, vacation property, or low-maintenance lifestyle, this move-in-ready home offers exceptional value in scenic Custer County, Colorado. Built in 2006 and recently refreshed inside and out, the home features fresh paint, updated fixtures, a new electric oven, microwave, water heater, and added storage cabinetry. The exterior shines with new siding and a new front-facing window, giving the property excellent curb appeal while enhancing energy efficiency. Inside, you'll enjoy approximately 510 square feet of thoughtfully designed living space, including an enclosed front porch that adds warmth, comfort, and functionality. This all-electric home also includes central heating and air conditioning for year-round comfort in every season. An attached storage shed offers convenient extra space for outdoor gear, tools, and seasonal items. Located near the quiet northeast corner of Valley View Park, this affordable property includes a monthly lot rent of just $420, covering road maintenance and making ownership both simple and budget-friendly. Enjoy being only minutes from the charming town of Westcliffe, known for local shops, dining, hiking, festivals, and some of the best dark-sky stargazing in Colorado. Surrounded by mountain views and outdoor recreation, this cozy tiny home delivers the ideal blend of peaceful living and small-town convenience. If you've been dreaming of an affordable tiny home in Colorado, a mountain getaway near Westcliffe and Silver Cliff, or an easy-care home base for adventure, this one is ready for you.

20. 2024-04-24
    historical
21. 2023-08-28
    listed $129,000 Active
22. 2020-11-30
    soldstatus $76,500
23. 2020-07-20
    listed $78,000

ⓘ 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 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 5 d/yr ≥83°F today · 15 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: $17,591
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − HOA: −$5,040
• − Depreciation: −$2,502
• Taxable income: $697
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $1,558/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This move-in-ready home in Silver Cliff, CO, offers exceptional value with updated fixtures, new siding, and a new front-facing window. It's a perfect Colorado mountain retreat with a low-maintenance lifestyle.

Value-add opportunities

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the home more attractive to potential buyers.
• Resale Replace the front-facing window — Replacing the front-facing window can improve the home's energy efficiency and increase its overall value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Painting the exterior walls can enhance the curb appeal and make the home more attractive to potential buyers. ↑
• Resale Replace the front-facing window — Replacing the front-facing window can improve the home's energy efficiency and increase its overall value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Custer County School District Consolidate 1
• NCES district ID: 0807200
• Math proficiency: 30% ▬ 0.00%
• Reading proficiency: 50% ▲ 10.00%
• Median HH income: $38,757
• Composite: 35.81/100
• National rank: #9620
• State rank: #55 of 176 in CO

Livability — Silver Cliff

• Score: 60/100
• State rank: #253
• US rank: #19303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Cliff, CO
• City population: 4,413
• Population (ZIP): 4,413

Population outlook (Custer County) Hauer SSP2

• Today (2025): 4,686 people
• By 2030: 4,760 · +1.6%
• By 2040: 4,743 · +1.2%
• By 2050: 4,667 · -0.4%
• By 2075: 4,702 · +0.3%
• By 2100: 4,569 · -2.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Romanian 4% Italian 3% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Custer

• 2024 margin: Solid R (+36.1) · D 30.7% · R 66.8% · Other 2.5%
• 2008→2024 swing: -7.2pp toward R · 2008: -28.9pp · 2024: -36.1pp
• All cycles: 2024: R+36.1 2020: R+37.5 2016: R+41.2 2012: R+33.9 2008: R+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.35%
• Current HPI: 252.8606
• 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

+10.3% since first listed

6 events — show timeline

• 2026-05-28 Listed $86,000 IRES
• 2026-05-28 Listed $86,000 REColorado as Distributed by MLS Grid
• 2024-04-24 Delisted — RGAR
• 2023-08-28 Listed $129,000 RGAR
• 2020-11-30 Sold (MLS) $76,500 RGAR
• 2020-07-20 Listed $78,000 RGAR