601 North Ln · Avondale, CO 81022

$219,900

4 bd · 2.0 ba · 1,418 sqft · Manufactured public records · 177 Days on market

Built 1998 6,098 sqft lot

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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 +11.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• Financial info: One residential unit

Exterior

• Parking: Two total parking spaces; 2-car garage
• Utilities: Community sewer
• Home design: Single-family manufactured home; One story; Unattached property
• Construction: Frame construction with wood siding
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Main-level kitchen (approx. 13x12)
• Bedrooms: Four main-level bedrooms (approx. 13x12, 10x9, 13x10, 13x9)
• Bathrooms: Two full main-level bathrooms
• Heating & cooling: Forced air heating; Evaporative cooling
• Interior features: Living room; Family room; Front porch

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-69 ($-833/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (24.9% below list).
• Recommended offer: $165k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#255 in CO) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living 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: Vineland Elementary School (math 15% / reading 42%, grade F, #534 of 966 statewide, top 56%, 308 students, 56% FRL); Vineland Middle School (math 12% / reading 27%, grade F, #207 of 270 statewide, top 79%, 313 students, 63% FRL); Pueblo County High School (math 29% / reading 52%, grade F, #164 of 381 statewide, top 43%, 1,219 students, 46% FRL) — zoned schools average 55% FRL vs 33% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $6k appreciation (2.6% local appreciation)).
• Pueblo County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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.
• Current owner paid $26k; list at $220k implies a 730% gain — meaningful room to come down on a strong offer.

Recommended offer $165,213 (24.9% 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 177 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $129,038
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Katherine St	0.10mi	3/2.0 (-1)	1,498 (+6%)	8mo	$136,000	$91	75

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.28×
• Total profit: $17,117
• Equity at exit: $93,675

10-year hold

• IRR: 8.2%
• Equity multiple: 2.19×
• Total profit: $73,259
• Equity at exit: $140,444

Cash invested: $61,572 (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 81022

• Home prices YoY: 0.9%
• Active inventory: 25
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$130 /mo · $1,557/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-69

Break-even live

Break-even rent $1,740

Max offer price $207,641

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-7	+0% $-69	+5% $-132	+10% $-194
Rent	-10% $-200	-5% $-135	+0% $-69	+5% $-4	+10% $61
Rate	-1.0pp $41	-0.5pp $-13	base $-69	+0.5pp $-126	+1.0pp $-184

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   status $219,900 Pending 177 DOM
2. 2026-06-10
   days on market $219,900 Active 177 DOM
3. 2026-06-09
   days on market $219,900 Active 176 DOM
4. 2026-06-08
   days on market $219,900 Active 175 DOM
5. 2026-06-07
   days on market $219,900 Active 174 DOM
6. 2026-06-05
   days on market $219,900 Active 171 DOM
7. 2026-06-03
   days on market $219,900 Active 170 DOM
8. 2026-06-02
   days on market $219,900 Active 169 DOM
9. 2026-06-01
   days on market $219,900 Active 168 DOM
10. 2026-05-31
    days on market $219,900 Active 167 DOM
11. 2026-05-30
    days on market $219,900 Active 166 DOM
12. 2026-05-18
    price $204,900 281-char remark

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

13. 2026-04-03
    price $209,900 281-char remark

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

14. 2026-03-29
    price $215,000 281-char remark

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

15. 2026-01-14
    listed $219,900 Active 281-char remark

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

16. 2025-12-15
    listed $219,900 Active 281-char remark

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

17. 2025-12-15
    listed $219,900 Active

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

18. 2025-12-15
    listed $219,900 Active

    Show marketing remark (281 chars)

    Tranquility with convenient access to Pueblo — just a short 15-minute drive away. This home sits in the heart of a quiet, close-knit community known for its open skies, local farms, and peaceful lifestyle. 4 Bedrooms, 2 Bathrooms and a one car garage with wood burning stove.

19. 2025-01-25
    listed $219,900 Active
20. 2014-12-22
    soldstatus $26,500
21. 2014-10-24
    listed $34,900
22. 2009-01-05
    listed $59,900
23. 2004-07-29
    soldstatus $40,000
24. 2004-06-10
    listed $57,500

ⓘ 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: $1,557 · $130/mo
• Projected year-2 tax: $1,557 · $130/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 20 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: $19,826
• − Mortgage interest: −$12,318
• − Property taxes: −$1,557
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$6,397
• Taxable loss: −$4,718
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $300/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 — Avondale

• Score: 60/100
• State rank: #255
• US rank: #19405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Avondale, CO
• Population (ZIP): 1,351

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: Majority White (53%)
• Race & ethnicity: White 53% Hispanic / Latino 43% Two or more races 29%
• Hispanic origin (detail): Mexican 35%
• Common ancestry: Romanian 5% Slovak 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 74% English-only · Spanish 24% German/W. Germanic 2%

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: ▲ 2.58%
• Current HPI: 303.037
• 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

+256.3% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $204,900 PARMLS
• 2026-04-03 Price Changed $209,900 PARMLS
• 2026-03-29 Price Changed $215,000 PARMLS
• 2026-01-14 Listed $219,900 elevateMLS
• 2025-12-15 Listed $219,900 PARMLS
• 2025-12-15 Listed $219,900 IRES
• 2025-12-15 Listed $219,900 REColorado as Distributed by MLS Grid
• 2025-01-25 Listed $219,900 PARMLS
• 2014-12-22 Sold (MLS) $26,500 PARMLS
• 2014-10-24 Listed $34,900 PARMLS
• 2009-01-05 Listed $59,900 PARMLS
• 2004-07-29 Sold (MLS) $40,000 PARMLS
• 2004-06-10 Listed $57,500 PARMLS

Property tax history

+8.7%/yr

Latest (2025): $1,557 · +39.1% YoY. Source: county tax records.