240 E Dawnview Dr · Pueblo West, CO 81007

$196,000

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 40 Days on market

Built 2022 6,621 sqft lot Est $240k · 18% under $15/mo HOA · 1% of rent

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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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

Key facts

• 6,621 sq ft lot
• Built 2022
• Listed 40 days

Property features AI

Finance

• Other: Zoning: R-8
• HOA & community: Homeowners association with a clubhouse; HOA fee $15 monthly

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family residence; One story (above-grade finished area listed)
• Construction: Frame construction; Composition roof
• Exterior features: Covered patio/porch; Irregular-shaped lot

Interior

• Kitchen: Range; Oven; Dishwasher; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms, 1 on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Master bedroom on main level; Double pane windows
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $196k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (0.2% below list).
• Recommended offer: $190k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Pueblo West — 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 63/100 on livability (#189 in CO) — a middle-class / working-renter tenant base. Strengths: housing A+, employment B+; Watch: health & safety C-, crime F, amenities F.
• Pueblo County School District 70 (suburban): math 24% / reading 43% proficiency, ranked #40 of 86 in CO (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Prairie Winds Elementary School (math 24% / reading 27%, grade F, #594 of 966 statewide, top 62%, 500 students, 47% FRL); Sky View Middle School (math 22% / reading 47%, grade F, #106 of 270 statewide, top 42%, 577 students, 41% FRL); Pueblo West High School (math 23% / reading 52%, grade F, #192 of 381 statewide, top 51%, 1,484 students, 40% FRL).
• Market conditions: Rents soft (-0.1%/yr); 650 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 269 units permitted in Pueblo County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 1.00% ✗
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $240,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 E Dawnview Dr	0.00mi	3/2.0	1,578 (+1%)	1mo	$172,900	$110	97
361 E Cellini Dr	0.34mi	3/2.0	1,568 (+0%)	2mo	$265,000	$169	82
982 S Dante Dr	0.37mi	3/2.0	1,596 (+2%)	4mo	$220,000	$138	76
283 E Cellini Dr	0.28mi	3/2.0	1,536 (-2%)	13mo	$180,000	$117	73
88 E Hemlock Dr	0.34mi	4/3.0 (+1)	1,536 (-2%)	1mo	$273,000	$178	72
208 E Dawnview Dr	0.04mi	3/2.0	1,344 (-14%)	7mo	$198,000	$147	69
880 S Dante Dr	0.44mi	3/2.0	1,482 (-5%)	6mo	$90,000	$61	66
213 E Homer Dr	0.33mi	3/2.0	1,372 (-12%)	3mo	$195,000	$142	62
895 S Tolstoi Dr	0.28mi	3/2.0	1,368 (-12%)	10mo	$222,500	$163	59
120 E Kipling Dr	0.41mi	3/2.0	1,344 (-14%)	2mo	$259,900	$193	57
813 S Frost Dr	0.55mi	4/2.0 (+1)	1,456 (-7%)	12mo	$300,000	$206	48
314 E Walton Dr	0.63mi	3/2.0	1,392 (-11%)	13mo	$215,000	$154	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.64×
• Total profit: $-19,533
• Equity at exit: $29,224

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-16,107
• Equity at exit: $16,946

Cash invested: $54,880 (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 81007

• Home prices YoY: -22.9%
• Rents YoY: -0.1%
• Active inventory: 650
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$1,028
• Tax from tax record: −$138 /mo · $1,655/yr
• Insurance: −$82
• HOA: −$15
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $282

Break-even live

Break-even rent $1,598

Max offer price $196,000

Occupancy floor 81%

Sensitivity live

Price	-10% $393	-5% $338	+0% $282	+5% $227	+10% $171
Rent	-10% $128	-5% $205	+0% $282	+5% $360	+10% $437
Rate	-1.0pp $381	-0.5pp $332	base $282	+0.5pp $232	+1.0pp $180

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: $49,000
• Closing costs: $5,880
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 E Byrd Dr Pueblo, CO	3.0	2.0	1140	$1,515	$1.33	15d	1	0.51mi
662 S Burro Dr Pueblo, CO	3.0	2.5	1248	$2,100	$1.68	15d	1	0.80mi
343 E Bond Ct Pueblo, CO	4.0	3.0	1149	$2,300	$2.00	22d	1	0.80mi
771 S Sterling Dr Pueblo, CO	3.0	2.0	1129	$1,620	$1.43	15d	1	0.94mi
228 W Palomar Plz Pueblo, CO	2.0	2.0	1358	$1,850	$1.36	15d	1	1.25mi
230 W Elbow Dr Unit 228 Pueblo, CO	3.0	2.5	1427	$2,025	$1.42	15d	1	1.30mi
82 W Baldwyn Dr #88 Pueblo, CO	3.0	2.0	1100	$1,700	$1.55	15d	1	1.45mi
82 W Baldwyn Dr Unit 86 Pueblo West, CO	3.0	2.0	1100	$1,700	$1.55	22d	1	1.45mi
241 W Laurue Ln Pueblo West, CO	3.0	2.0	1484	$2,200	$1.48	15d	1	1.48mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 14 events

1. 2026-05-16
   status Pending
2. 2026-04-17
   status Active
3. 2026-03-31
   status Pending
4. 2026-03-19
   listed $196,000 Active
5. 2022-09-26
   soldstatus $280,000 Closed 702-char remark

   Show marketing remark (702 chars)

   ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

6. 2022-09-26
   soldstatus $280,000 Closed 702-char remark

   Show marketing remark (702 chars)

   ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

7. 2022-09-26
   soldstatus $280,000 Sold 702-char remark

   Show marketing remark (702 chars)

   ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

8. 2022-09-05
   historical 702-char remark

   Show marketing remark (702 chars)

   ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

9. 2022-09-03
   historical 702-char remark

   Show marketing remark (702 chars)

   ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

10. 2022-09-03
    historical 702-char remark

    Show marketing remark (702 chars)

    ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

11. 2022-07-29
    listed $280,000 702-char remark

    Show marketing remark (702 chars)

    ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

12. 2022-07-28
    listed $280,000 702-char remark

    Show marketing remark (702 chars)

    ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

13. 2022-07-28
    listed $280,000 702-char remark

    Show marketing remark (702 chars)

    ADORABLE MOVE IN READY NEW HOME! New home is completed and ready fo quick closing: Great home with Covered front porch Spacious open lay out with Living room and family room opened up to the kitchen. All New Stainless steel appliances and great island for a couple bar stools and extra prep space. Just off the kitchen is a separate laundry room with backyard access. Nice Size master bedroom with on-suite master bath with 2 sinks, built ins, shower, and walk in closet. Home is in move in ready condition! Call today for your personal showing before it's gone. Purged title Home can be financed with VA and FHA loan. CENTRAL AC to be installed prior to closing. 1 Year Builder / Manufacture Warranty.

14. 2006-12-28
    listed $10,900

ⓘ 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: $1,655 · $138/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,465
• − Mortgage interest: −$10,979
• − Property taxes: −$1,655
• − Insurance: −$980
• − Repairs & maintenance: −$1,877
• − Management: −$1,877
• − HOA: −$180
• − Depreciation: −$5,702
• Taxable income: $215
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $3,337/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: Pueblo County School District 70
• NCES district ID: 0806150
• Math proficiency: 24% ▼ -4.00%
• Reading proficiency: 43% ▼ -2.00%
• Median HH income: $59,438
• Composite: 29.93/100
• National rank: #6381
• State rank: #40 of 86 in CO

Livability — Pueblo West

• Score: 63/100
• State rank: #189
• US rank: #15760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pueblo West, CO
• County: Pueblo County · 151,887 people
• Metro: Pueblo, CO
• Population (ZIP): 35,690
• Household income: $96,713
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 353.0

Population outlook (Pueblo County) Hauer SSP2

• Today (2025): 173,240 people
• By 2030: 177,716 · +2.6%
• By 2040: 185,125 · +6.9%
• By 2050: 190,642 · +10.0%
• By 2075: 201,611 · +16.4%
• By 2100: 196,443 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 29% Two or more races 11% Asian 1% Black 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Romanian 2% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Pueblo

• 2024 margin: Lean R (+5.1) · D 46.2% · R 51.3% · Other 2.5%
• 2008→2024 swing: -20.1pp toward R · 2008: 15.0pp · 2024: -5.1pp
• All cycles: 2024: R+5.1 2020: D+1.7 2016: D+0.3 2012: D+13.1 2008: D+15.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.80%
• Current HPI: 279.191
• Rent YoY: ▼ -0.10%
• Metro: Pueblo, CO
• 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

+1698.2% since first listed

14 events — show timeline

• 2026-05-16 Pending — PARMLS
• 2026-04-17 Relisted — PARMLS
• 2026-03-31 Pending — PARMLS
• 2026-03-19 Listed $196,000 PARMLS
• 2022-09-26 Sold (MLS) $280,000 IRES
• 2022-09-26 Sold (MLS) $280,000 PARMLS
• 2022-09-26 Sold (MLS) $280,000 REColorado as Distributed by MLS Grid
• 2022-09-05 Delisted — PARMLS
• 2022-09-03 Listing Removed — REColorado as Distributed by MLS Grid
• 2022-09-03 Listing Removed — IRES
• 2022-07-29 Listed $280,000 PARMLS
• 2022-07-28 Listed $280,000 IRES
• 2022-07-28 Listed $280,000 REColorado as Distributed by MLS Grid
• 2006-12-28 Listed $10,900 PARMLS

Property tax history

+25.0%/yr

Latest (2025): $1,655 · +37.4% YoY. Source: county tax records.