1051 Summit Trl Unit V11 · Granby, CO 80446

$315,000

2 bd · 2.0 ba · 1,242 sqft · Manufactured · 177 Days on market

Manufactured home Built 2019 Excellent condition $254/sqft · 5% below area Est $333k · 5% under

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Why this score? — see what drove the F 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).

• ARV discount +9.9/15.0
• Cash flow +5.2/30.0
• Condition / age +4.8/5.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Manufactured-home adj. -2.7

Listing remarks MLS

Perfectly situated on a prime corner lot, this incredible Sun Outdoors Rocky Mountains retreat is your gateway to everything Colorado mountain living has to offer! Nestled between Rocky Mountain National Park and Winter Park Resort, this 2-bedroom, 2-bath home places skiing, snowmobiling, hiking, fishing, boating, and endless outdoor adventure just minutes from your front door. Built in 2019 and offered turn key furnished, this home is truly move in ready just bring your friends and family and start making memories. Inside, every detail has been thoughtfully designed for comfort and easy mountain living. Enjoy the fully equipped eat-in kitchen, cozy fireplace, spacious mud room, separate laundry area, and plenty of storage space for all your outdoor gear. Step outside to relax on the covered deck or gather around the fire pit after a long day of adventure. The real magic is the resort lifestyle waiting just outside your door. Enjoy access to three fishing and kayaking lakes, fishing on the Colorado River, a seasonal pool, hot tubs, pickleball courts, dining, arcade, golf carts, and countless community amenities. This is more than just a neighborhood it's a resort destination you'll never want to leave. Whether you're searching for the perfect personal mountain escape, an income producing property through the short term or long term rental program, or the ideal combination of both, this property offers endless possibilities in the heart of the Colorado Rockies.

Key facts

• Spacious mud room
• Cozy fireplace
• Corner lot

Tags

• CORNER LOT
• FULLY EQUIPPED EAT-IN KITCHEN
• COZY FIREPLACE
• SPACIOUS MUD ROOM
• SEPARATE LAUNDRY AREA
• PLENTY OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $315k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-714 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (41.2% below list).
• Recommended offer: $185k (41.2% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 1.5% in Granby — 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 70/100 on livability (#85 in CO) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B+; Watch: commute D+, amenities F, health & safety F.
• East Grand School District No. 2 (rural): math 36% / reading 58% proficiency, ranked #17 of 86 in CO (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Granby Elementary School (math 34% / reading 52%, grade F, #300 of 966 statewide, top 32%, 331 students, 38% FRL); East Grand Middle School (math 32% / reading 47%, grade F, #84 of 270 statewide, top 32%, 290 students, 22% FRL); Middle Park High School (math 42% / reading 67%, grade C-, #78 of 381 statewide, top 22%, 406 students, 20% FRL).
• Market conditions: 591 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $185,141 (41.2% 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 41% 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. 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?
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: 0.59% ✗
• Cap rate: 3.57%
• Cash-on-cash: -9.72%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $332,819
• List price: $315,000
• Delta: -5.35%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1051 Summit Trl Unit V05	0.00mi	2/2.0	1,234 (-1%)	11mo	$329,500	$267	90
1051 Summit Trl Unit V30	0.00mi	2/2.0	1,234 (-1%)	13mo	$333,000	$270	88
1051 Summit Trl Unit V36	0.33mi	2/2.0	1,234 (-1%)	2mo	$319,000	$259	82
1051 Summit Trl Unit V07	0.33mi	2/2.0	1,234 (-1%)	25mo	$365,000	$296	63
551 Summit Trail #179	0.45mi	2/2.0	971 (-22%)	1mo	$107,000	$110	53
551 Summit Trail Trl #43	0.46mi	2/2.0	1,458 (+17%)	2mo	$184,900	$127	52
1051 Summit Trl Unit V20	0.33mi	2/2.0	1,437 (+16%)	14mo	$345,000	$240	47
551 Summit Trail Trl #78	0.46mi	3/2.0 (+1)	1,386 (+12%)	13mo	$262,500	$189	44
551 Summit Trl	0.50mi	3/2.0 (+1)	1,386 (+12%)	13mo	$262,500	$189	42
280 Garnet Ave	1.44mi	3/1.0 (+1)	1,204 (-3%)	13mo	$525,000	$436	40
255 Vista Ave	1.23mi	3/2.0 (+1)	1,481 (+19%)	0mo	$515,000	$348	35
81 Topaz Ave	1.20mi	2/1.0	1,296 (+4%)	23mo	$416,000	$321	35

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: -33.7%
• Equity multiple: -0.09×
• Total profit: $-96,508
• Equity at exit: $46,968

10-year hold

• IRR: -41.7%
• Equity multiple: -0.62×
• Total profit: $-142,504
• Equity at exit: $27,235

Cash invested: $88,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $229,495 ($159/sqft)
• Median days on market: 124 d
• This list price: 83% of active listings are priced below it
• ARV vs active asking: +68.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 80446

• Home prices YoY: -23.1%
• Active inventory: 591
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-714

Break-even live

Break-even rent $2,756

Max offer price $211,643

Occupancy floor —

Sensitivity live

Price	-10% $-497	-5% $-605	+0% $-714	+5% $-823	+10% $-932
Rent	-10% $-861	-5% $-787	+0% $-714	+5% $-641	+10% $-568
Rate	-1.0pp $-556	-0.5pp $-634	base $-714	+0.5pp $-796	+1.0pp $-879

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: $78,750
• Closing costs: $9,450
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Living area: 1,242 (above grade finished area 1,242)Lot number V11
• HOA & community: Park name: Sun OutdoorsLand lease of $1,083 per month (lease expires December 31, 2026)

Exterior

• Parking: 2 off-street parking spacesConcrete parking surface
• Utilities: Public waterPublic sewerCable availableElectricity availableNatural gas connectedPhone available
• Home design: Manufactured in park (Manufactured Home)Individual ownership
• Construction: Metal roofMobile home dimensions: 53' × 28'
• Exterior features: Covered patio/porchDeckPatioCorner lotPrivate, paved road with private maintenance

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 three-quarter bathrooms (both on the main level)
• Heating & cooling: Forced air heatingNatural gas
• Interior features: Built-in featuresCeiling fan(s)One gas fireplace

Listing history 50 events

1. 2026-11-08
   days on market $315,000 Active 177 DOM
2. 2026-11-07
   days on market $315,000 Active 176 DOM
3. 2026-11-06
   days on market $315,000 Active 175 DOM
4. 2026-11-05
   days on market $315,000 Active 174 DOM
5. 2026-11-04
   days on market $315,000 Active 173 DOM
6. 2026-11-01
   days on market $315,000 Active 170 DOM
7. 2026-10-31
   days on market $315,000 Active 169 DOM
8. 2026-10-30
   days on market $315,000 Active 168 DOM
9. 2026-10-29
   days on market $315,000 Active 167 DOM
10. 2026-10-28
    days on market $315,000 Active 166 DOM
11. 2026-10-27
    days on market $315,000 Active 165 DOM
12. 2026-10-26
    days on market $315,000 Active 164 DOM
13. 2026-10-26
    days on market $315,000 Active 163 DOM
14. 2026-10-24
    days on market $315,000 Active 162 DOM
15. 2026-10-23
    days on market $315,000 Active 161 DOM
16. 2026-10-22
    days on market $315,000 Active 160 DOM
17. 2026-10-21
    days on market $315,000 Active 159 DOM
18. 2026-10-20
    days on market $315,000 Active 158 DOM
19. 2026-10-19
    days on market $315,000 Active 157 DOM
20. 2026-10-18
    days on market $315,000 Active 156 DOM
21. 2026-10-17
    days on market $315,000 Active 155 DOM
22. 2026-10-16
    days on market $315,000 Active 154 DOM
23. 2026-10-15
    days on market $315,000 Active 153 DOM
24. 2026-10-14
    days on market $315,000 Active 152 DOM
25. 2026-10-13
    days on market $315,000 Active 151 DOM
26. 2026-10-12
    days on market $315,000 Active 150 DOM
27. 2026-10-11
    days on market $315,000 Active 149 DOM
28. 2026-10-10
    days on market $315,000 Active 148 DOM
29. 2026-10-09
    days on market $315,000 Active 147 DOM
30. 2026-10-08
    days on market $315,000 Active 146 DOM
31. 2026-10-07
    days on market $315,000 Active 145 DOM
32. 2026-10-06
    days on market $315,000 Active 144 DOM
33. 2026-10-05
    days on market $315,000 Active 143 DOM
34. 2026-10-04
    days on market $315,000 Active 142 DOM
35. 2026-10-03
    days on market $315,000 Active 141 DOM
36. 2026-10-02
    days on market $315,000 Active 140 DOM
37. 2026-10-01
    days on market $315,000 Active 139 DOM
38. 2026-09-30
    days on market $315,000 Active 138 DOM
39. 2026-09-29
    days on market $315,000 Active 137 DOM
40. 2026-09-28
    days on market $315,000 Active 136 DOM
41. 2026-09-27
    days on market $315,000 Active 135 DOM
42. 2026-09-25
    days on market $315,000 Active 133 DOM
43. 2026-09-24
    days on market $315,000 Active 132 DOM
44. 2026-09-23
    days on market $315,000 Active 131 DOM
45. 2026-09-22
    days on market $315,000 Active 130 DOM
46. 2026-09-21
    days on market $315,000 Active 129 DOM
47. 2026-09-20
    days on market $315,000 Active 128 DOM
48. 2026-09-19
    days on market $315,000 Active 127 DOM
49. 2026-09-18
    days on market $315,000 Active 126 DOM
50. 2026-09-17
    days on market $315,000 Active 125 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,217
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$9,164
• Taxable loss: −$14,446
• Est. tax savings @ 24.0%: +$3,467
• After-tax cash flow: $-5,104/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 · 6 photos

Excellent 95/100 None rehab

This move-in ready manufactured home is in excellent condition with modern amenities and a prime location. Minor landscaping and exterior painting could further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior — Fresh paint can improve curb appeal and value. ↑
• Both Landscaping around windows — Enhances natural light and curb appeal. ↑
• Both Add outdoor lighting — Improves safety and curb appeal at night. ↑

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary Granby Elementary School F CO #300/966 Nat'l #17,502/41,679 Middle East Grand Middle School F CO #84/270 Nat'l #6,151/14,009 High Middle Park High School C- CO #78/381 Nat'l #4,461/17,239

Schools (NCES district)

• District: East Grand School District No. 2
• NCES district ID: 0804320
• Math proficiency: 36% ▼ -2.00%
• Reading proficiency: 58% ▲ 4.00%
• Median HH income: $64,903
• Composite: 41.64/100
• National rank: #3424
• State rank: #17 of 86 in CO

B Composite livability gradescore 70/100

Livability — Granby

• Score: 70/100
• State rank: #85
• US rank: #7574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granby, CO
• County: Grand County · 14,498 people
• City population: 4,017
• Metro: nan
• Population (ZIP): 4,017
• Household income: $74,973
• Rent vs Own: 33.1% rent · 66.9% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 19% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% French/Haitian/Cajun 1% Spanish 1%

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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: ▼ -104.78%
• Current HPI: 347.8691
• Rent YoY: —
• Metro: nan
• State GDP YoY: ▲ 1.95%
• F500 in state: 14

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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

Property features AI

Finance

• Other: Living area: 1,242 (above grade finished area 1,242)Lot number V11
• HOA & community: Park name: Sun OutdoorsLand lease of $1,083 per month (lease expires December 31, 2026)

Exterior

• Parking: 2 off-street parking spacesConcrete parking surface
• Utilities: Public waterPublic sewerCable availableElectricity availableNatural gas connectedPhone available
• Home design: Manufactured in park (Manufactured Home)Individual ownership
• Construction: Metal roofMobile home dimensions: 53' × 28'
• Exterior features: Covered patio/porchDeckPatioCorner lotPrivate, paved road with private maintenance

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 three-quarter bathrooms (both on the main level)
• Heating & cooling: Forced air heatingNatural gas
• Interior features: Built-in featuresCeiling fan(s)One gas fireplace

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $325,000 REColorado as Distributed by MLS Grid
• 2026-05-15 Listed $325,000 GCAR