319 22nd St #17 · Kremmling, CO 80459

$58,500

2 bd · 1.0 ba · 980 sqft · Manufactured · 29 Days on market

Built 1972 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Living with Breathtaking Mountain Views. Don't miss this rare opportunity to own an affordable home in Kremmling -- complete with stunning, unobstructed views of Church's Park, Elliot's Ridge, and Red Mountain right from your doorstep. Nestled in a quiet, well-maintained manufactured home community, this property offers the lifestyle of a mountain resort town at a price point that simply doesn't exist anywhere else in the area. With below-market-rate lot rent, your monthly costs stay low while you enjoy everything this sought-after location has to offer -- four-season recreation, world-class skiing, hiking, biking, and small-town charm. The seller has thoughtfully priced this hom

Key facts

• World-class skiing
• Unobstructed views
• Mountain views

Tags

• MOUNTAIN VIEWS
• UNOBSTRUCTED VIEWS
• MANUFACTURED HOME COMMUNITY
• FLOORING AND PAINT ALLOWANCE
• FOUR-SEASON RECREATION
• WORLD-CLASS SKIING

Property features AI

Finance

• Financial info: Land is leased — $435 monthly
• HOA & community: Association provides snow removal

Exterior

• Utilities: Public water; Public sewer; Electric on property
• Home design: Mobile home; Residential property; Fixer condition
• Exterior features: Deck; Dog run; Fenced yard; Back yard; Has view; Public maintained road access

Interior

• Kitchen: Free-standing refrigerator; Free-standing gas range; Range hood; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Washer/Dryer; Range hood; Microwave; Free-standing refrigerator; Free-standing gas range
• Laundry & utility: Washer/dryer in unit; Washer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $58k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $58k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% vs local median 0.6% in Kremmling — 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 72/100 on livability (#65 in CO) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A; Watch: amenities F, commute F.
• West Grand School District No. 1 (rural): math 21% / reading 37% proficiency, ranked #102 of 176 in CO (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Grand Elementary And Middle School (math 22% / reading 37%, grade F, #512 of 966 statewide, top 55%, 279 students, 33% FRL); West Grand High School (math 30% / reading 50%, grade F, #167 of 381 statewide, top 46%, 112 students, 44% FRL).
• Market conditions: 92 active listings in the ZIP; 294 units permitted in Grand County in 2024 (82 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $404 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $57,622 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 1.80% ✓
• Cap rate: 15.11%
• Cash-on-cash: 31.49%
• DSCR: 2.40
• GRM: 4.6

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: 26.4%
• Equity multiple: 2.09×
• Total profit: $17,909
• Equity at exit: $8,723

10-year hold

• IRR: 34.0%
• Equity multiple: 4.11×
• Total profit: $50,907
• Equity at exit: $5,058

Cash invested: $16,380 (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 80459

• Active inventory: 92
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$307
• Tax est. 1.5%: −$73 /mo · $878/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $430

Break-even live

Break-even rent $512

Max offer price $58,500

Occupancy floor 54%

Sensitivity live

Price	-10% $470	-5% $450	+0% $430	+5% $410	+10% $389
Rent	-10% $346	-5% $388	+0% $430	+5% $471	+10% $513
Rate	-1.0pp $459	-0.5pp $445	base $430	+0.5pp $415	+1.0pp $399

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: $14,625
• Closing costs: $1,755
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $58,500 Active 29 DOM
2. 2026-06-18
   days on market $58,500 Active 28 DOM
3. 2026-06-17
   days on market $58,500 Active 27 DOM
4. 2026-06-16
   days on market $58,500 Active 26 DOM
5. 2026-06-15
   days on market $58,500 Active 25 DOM
6. 2026-06-14
   days on market $58,500 Active 23 DOM
7. 2026-06-12
   days on market $58,500 Active 22 DOM
8. 2026-06-09
   days on market $58,500 Active 19 DOM
9. 2026-06-08
   days on market $58,500 Active 18 DOM
10. 2026-06-07
    days on market $58,500 Active 17 DOM
11. 2026-06-07
    days on market $58,500 Active 16 DOM
12. 2026-06-04
    days on market $58,500 Active 13 DOM
13. 2026-06-02
    days on market $58,500 Active 12 DOM
14. 2026-06-01
    days on market $58,500 Active 11 DOM
15. 2026-05-31
    days on market $58,500 Active 10 DOM
16. 2026-05-31
    days on market $58,500 Active 9 DOM
17. 2026-05-21
    listed $58,500 Active

ⓘ 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 FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥83°F today · 18 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: $12,669
• − Mortgage interest: −$3,277
• − Property taxes: −$878
• − Insurance: −$292
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$1,702
• Taxable income: $4,493
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $4,079/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 · 11 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major bathroom fixtures — dated and worn
• Major exterior siding — rusty and worn
• Major landscaping — overgrown and unkempt
• Major fencing — rusty and uneven

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics
• Both repair/replace deck — new deck improves functionality and enhances curb appeal
• Both landscape and maintain yard — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · rusty and worn	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
fencing · rusty and uneven	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets — new cabinets improve functionality and aesthetics ↑
• Resale replace bathroom fixtures — new fixtures enhance functionality and aesthetics ↑
• Both repair/replace deck — new deck improves functionality and enhances curb appeal ↑
• Both landscape and maintain yard — improved landscaping enhances curb appeal and property 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: West Grand School District No. 1
• NCES district ID: 0805070
• Math proficiency: 21% ▼ -4.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $56,989
• Composite: 28.89/100
• National rank: #11951
• State rank: #102 of 176 in CO

Livability — Kremmling

• Score: 72/100
• State rank: #65
• US rank: #6209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kremmling, CO
• Population (ZIP): 2,691

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Two or more races 26% Hispanic / Latino 22%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Slovak 5% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 84% English-only · Spanish 15%

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: ▼ -191.60%
• Current HPI: 350.7952
• 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

1 event — show timeline

• 2026-05-21 Listed $58,500 GCAR