2400 Arroyo Dr #22 · Durango, CO 81301

$87,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 131 Days on market

Manufactured home Built 1970

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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
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling mobile home close to everything. This wonderful in-town location can't be beat. With tons of character and plenty of extra storage in the 2 exterior sheds, this is a perfect home. The fully fenced yard is great for your furry friends. Located just inside the outskirts of town with quick access to all Durango has to offer. Resident must be approved by park management.

Key facts

• Mobile home
• Updated finishes
• Mountain living

Tags

• MOBILE HOME
• MOUNTAIN LIVING
• REMODELED HOME
• UPDATED FINISHES
• MODERN FEEL
• FULL-TIME RESIDENCE

Property features AI

Finance

• Financial info: Annual tax amount listed (not shown per instructions)

Exterior

• Parking: Carport with 1 space
• Exterior features: Property zoned and used as residential single-family

Interior

• Bathrooms: One full bathroom
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $54 ($652/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 1.1% in Durango — 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 68/100 on livability (#106 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A-, employment B+, crime B; Watch: commute F, cost of living F.
• Durango School District No. 9-R (town): math 27% / reading 49% proficiency, ranked #30 of 86 in CO (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Needham Elementary School (math 24% / reading 42%, grade F, #458 of 966 statewide, top 48%, 388 students, 37% FRL); Miller Middle School (math 22% / reading 37%, grade F, #129 of 270 statewide, top 51%, 415 students, 23% FRL); Durango High School (math 42% / reading 72%, grade C, #70 of 381 statewide, top 18%, 1,369 students, 20% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 593 active listings in the ZIP; solid renter incomes; 306 units permitted in La Plata County in 2024 (93 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $601 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• La Plata County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $16k; list at $87k implies a 427% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.57% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.69%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.94% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-10,440
• Equity at exit: $12,972

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-3,828
• Equity at exit: $7,522

Cash invested: $24,360 (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 81301

• Rents YoY: 2.9%
• Active inventory: 593
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $54

Break-even live

Break-even rent $1,301

Max offer price $87,000

Occupancy floor 91%

Sensitivity live

Price	-10% $114	-5% $84	+0% $54	+5% $24	+10% $-6
Rent	-10% $-54	-5% $0	+0% $54	+5% $108	+10% $162
Rate	-1.0pp $98	-0.5pp $76	base $54	+0.5pp $32	+1.0pp $9

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $87,000 Active 131 DOM
2. 2026-06-19
   days on market $87,000 Active 128 DOM
3. 2026-06-18
   days on market $87,000 Active 127 DOM
4. 2026-06-17
   days on market $87,000 Active 126 DOM
5. 2026-06-16
   days on market $87,000 Active 125 DOM
6. 2026-06-15
   days on market $87,000 Active 124 DOM
7. 2026-06-14
   days on market $87,000 Active 122 DOM
8. 2026-06-12
   days on market $87,000 Active 121 DOM
9. 2026-06-09
   days on market $87,000 Active 118 DOM
10. 2026-06-08
    days on market $87,000 Active 117 DOM
11. 2026-06-07
    days on market $87,000 Active 116 DOM
12. 2026-06-05
    days on market $87,000 Active 113 DOM
13. 2026-06-03
    days on market $87,000 Active 112 DOM
14. 2026-06-02
    days on market $87,000 Active 111 DOM
15. 2026-06-01
    days on market $87,000 Active 110 DOM
16. 2026-05-31
    days on market $87,000 Active 109 DOM
17. 2026-05-30
    days on market $87,000 Active 108 DOM
18. 2026-02-09
    listed $87,000 Active
19. 2020-06-19
    soldstatus $16,500 377-char remark

    Show marketing remark (377 chars)

    Darling mobile home close to everything. This wonderful in-town location can't be beat. With tons of character and plenty of extra storage in the 2 exterior sheds, this is a perfect home. The fully fenced yard is great for your furry friends. Located just inside the outskirts of town with quick access to all Durango has to offer. Resident must be approved by park management.

20. 2020-04-28
    listed $16,500 377-char remark

    Show marketing remark (377 chars)

    Darling mobile home close to everything. This wonderful in-town location can't be beat. With tons of character and plenty of extra storage in the 2 exterior sheds, this is a perfect home. The fully fenced yard is great for your furry friends. Located just inside the outskirts of town with quick access to all Durango has to offer. Resident must be approved by park management.

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 19 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,437
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$5,554
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$2,531
• Taxable loss: −$456
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $761/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: Durango School District No. 9-R
• NCES district ID: 0803480
• Math proficiency: 27% ▼ -4.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $58,711
• Composite: 33.58/100
• National rank: #5420
• State rank: #30 of 86 in CO

Livability — Durango

• Score: 68/100
• State rank: #106
• US rank: #9262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durango, CO
• County: La Plata County · 40,010 people
• City population: 29,774
• Metro: Durango, CO
• Population (ZIP): 29,774
• Household income: $83,943
• Rent vs Own: 35.1% rent · 64.9% own
• Severe rent burden: 1194.0

Population outlook (La Plata County) Hauer SSP2

• Today (2025): 62,781 people
• By 2030: 66,492 · +5.9%
• By 2040: 72,944 · +16.2%
• By 2050: 78,543 · +25.1%
• By 2075: 89,403 · +42.4%
• By 2100: 94,984 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 8% Two or more races 7% Native American 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 4% Italian 3% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · La Plata

• 2024 margin: D (+18.6) · D 58.0% · R 39.3% · Other 2.8%
• 2008→2024 swing: +2.4pp toward D · 2008: 16.3pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+17.7 2016: D+9.2 2012: D+8.8 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -651.69%
• Current HPI: 223.832
• Rent YoY: ▲ 2.94%
• Metro: Durango, 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

+427.3% since first listed

3 events — show timeline

• 2026-02-09 Listed $87,000 cren
• 2020-06-19 Sold (MLS) $16,500 cren
• 2020-04-28 Listed $16,500 cren

Property tax history

+16.8%/yr

Latest (2025): $111 · +292.6% YoY. Source: county tax records.