330 Manzanares Ln · Monte Vista, CO 81144

$100,000

4 bd · 1.0 ba · 2,220 sqft · SingleFamily public records · 41 Days on market

Built 1956 1.63 ac lot ↓ 29% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Located just 10 minutes outside of Monte Vista, this 4-bedroom home sits on approximately 1.63 acres, offering space, privacy, and incredible potential for the right buyer. The home features large rooms, 1 full bathroom and 2 half baths, plus a detached 2-car garage, providing a solid foundation for your next project. A recent electrical service upgrade has already been completed, offering a great head start on improvements. Please note: This property requires repairs and is priced accordingly. Home is being sold strictly As-Is. With the right vision and improvements, this property could be transformed into a beautiful country home or investment opportunity. Acreage properties like this, so

Key facts

• 1.63 acre lot
• 2 garage spots
• Built 1956

Tags

• DETACHED 2-CAR GARAGE
• APPROXIMATELY 1.63 ACRES

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces
• Utilities: Electricity available; Propane; Cellular phone reception; Shared well; Septic tank
• Home design: Two-story; Single family residential
• Construction: Stucco and stick-built construction; Metal roof
• Exterior features: Leased propane tank; Partial fencing; County road frontage

Interior

• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Propane heating
• Interior features: Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.8% in Monte Vista — 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 67/100 on livability (#123 in CO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime F, amenities F.
• Monte Vista School District No. C-8 (town): math 14% / reading 30% proficiency, ranked #75 of 86 in CO (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 47 units permitted in Rio Grande County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Rio Grande County population projected at -26% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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: 1.45% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.27%
• DSCR: 1.95
• GRM: 5.7

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $15,397
• Equity at exit: $14,910

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $54,095
• Equity at exit: $8,646

Cash invested: $28,000 (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 81144

• Home prices YoY: -12.2%
• Active inventory: 44
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,045/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $496

Break-even live

Break-even rent $827

Max offer price $100,000

Occupancy floor 61%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $100,000 Active 41 DOM
2. 2026-06-17
   days on market $100,000 Active 40 DOM
3. 2026-06-16
   days on market $100,000 Active 39 DOM
4. 2026-06-15
   days on market $100,000 Active 38 DOM
5. 2026-06-14
   days on market $100,000 Active 36 DOM
6. 2026-06-13
   days on market $100,000 Active 35 DOM
7. 2026-06-10
   days on market $100,000 Active 33 DOM
8. 2026-06-09
   days on market $100,000 Active 32 DOM
9. 2026-06-08
   days on market $100,000 Active 31 DOM
10. 2026-06-07
    days on market $100,000 Active 30 DOM
11. 2026-06-03
    days on market $100,000 Active 26 DOM
12. 2026-06-02
    days on market $100,000 Active 25 DOM
13. 2026-06-01
    days on market $100,000 Active 24 DOM
14. 2026-05-31
    days on market $100,000 Active 23 DOM
15. 2026-05-31
    pricedays on market $100,000 Active 22 DOM

ⓘ 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: $1,045 · $87/mo
• Projected year-2 tax: $1,045 · $87/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥83°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,458
• − Mortgage interest: −$5,602
• − Property taxes: −$1,045
• − Insurance: −$500
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$2,909
• Taxable income: $4,609
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,848/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: Monte Vista School District No. C-8
• NCES district ID: 0805760
• Math proficiency: 14% ▲ 1.00%
• Reading proficiency: 30% ▲ 5.00%
• Median HH income: $38,489
• Composite: 18.41/100
• National rank: #8936
• State rank: #75 of 86 in CO

Livability — Monte Vista

• Score: 67/100
• State rank: #123
• US rank: #10457

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,677

Population outlook (Rio Grande County) Hauer SSP2

• Today (2025): 10,470 people
• By 2030: 9,925 · -5.2%
• By 2040: 8,774 · -16.2%
• By 2050: 7,772 · -25.8%
• By 2075: 6,080 · -41.9%
• By 2100: 4,093 · -60.9%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Hispanic / Latino 50% White 45% Two or more races 18% Native American 5%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Italian 5% Slovak 2% Portuguese 1%
• Foreign-born: 6% · Canada
• Languages at home: 79% English-only · Spanish 20% German/W. Germanic 1%

Political lean MEDSL · Rio Grande

• 2024 margin: Strong R (+23.2) · D 37.2% · R 60.4% · Other 2.3%
• 2008→2024 swing: -14.3pp toward R · 2008: -8.8pp · 2024: -23.2pp
• All cycles: 2024: R+23.2 2020: R+18.5 2016: R+19.6 2012: R+8.5 2008: R+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.90%
• Current HPI: 244.4359
• 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

-28.6% since first listed

4 events — show timeline

• 2026-05-30 Price Changed $100,000 cren
• 2026-05-29 Relisted — cren
• 2026-04-28 Price Changed $129,500 cren
• 2026-04-15 Listed $140,000 cren

Property tax history

+5.5%/yr

Latest (2025): $1,045 · +26.3% YoY. Source: county tax records.