1002 S Sibley Dr · Pueblo West, CO 81007

$249,000

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 81 Days on market

Manufactured home Built 2000 6,011 sqft lot Est $262k · at est. $20/mo HOA · 1% of rent

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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 +9.7/15.0
• Cash flow +7.4/30.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Well-maintained ranch-style manufactured home located in Liberty Point Estates in Pueblo West. This spacious property offers over 2,000 square feet of living space with 3 bedrooms and 2 bathrooms. The open layout includes a large living room, separate family room, and a dedicated dining area, providing flexible space for a variety of needs. The kitchen features ample cabinetry and workspace, with convenient access to the dining area and main living spaces. The primary suite includes a 5-piece bathroom with a soaking tub, separate shower, and generous storage. Additional highlights include main-level laundry, comfortable bedroom sizes, and a 1-car detached garage. Situated on a manageable lo

Key facts

• 5-piece bathroom
• Ample cabinetry
• Large living room

Tags

• RANCH-STYLE MANUFACTURED HOME
• LARGE LIVING ROOM
• SEPARATE FAMILY ROOM
• DEDICATED DINING AREA
• AMPLE CABINETRY
• 5-PIECE BATHROOM

Property features AI

Finance

• HOA & community: Homeowners association with a $20 monthly fee

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family residence
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Disposal; Dishwasher; Refrigerator; Electric cooktop
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (1 on the main level)
• Heating & cooling: Central air; Ceiling fans; Natural gas forced-air heating
• Interior features: Ceiling fans; Walk-in closets; Master suite on main level; Double-pane windows; Gas log fireplace in living room
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (38.2% below list).
• Recommended offer: $154k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.6% 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 81 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $249k implies a 1456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,827 (38.2% 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 81 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.62% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
978 S Saddlerock Dr	0.41mi	3/2.0	1,860 (-8%)	2mo	$259,000	$139	66
970 S Tolstoi Dr	0.19mi	3/2.0	2,128 (+6%)	23mo	$270,000	$127	62
1047 S Saddlerock Dr	0.30mi	3/2.0	1,728 (-14%)	21mo	$225,000	$130	45

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: -28.7%
• Equity multiple: 0.06×
• Total profit: $-65,292
• Equity at exit: $37,127

10-year hold

• IRR: -42.9%
• Equity multiple: -0.45×
• Total profit: $-100,844
• Equity at exit: $21,529

Cash invested: $69,720 (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: 13.5×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$104
• HOA: −$20
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-319

Break-even live

Break-even rent $1,943

Max offer price $192,573

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-249	+0% $-319	+5% $-390	+10% $-460
Rent	-10% $-441	-5% $-380	+0% $-319	+5% $-259	+10% $-198
Rate	-1.0pp $-194	-0.5pp $-256	base $-319	+0.5pp $-384	+1.0pp $-450

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
230 W Elbow Dr Unit 228 Pueblo, CO	3.0	2.5	1427	$2,025	$1.42	15d	1	1.40mi

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 20 events

1. 2026-06-21
   days on market $249,000 Active 81 DOM
2. 2026-06-19
   days on market $249,000 Active 79 DOM
3. 2026-06-18
   days on market $249,000 Active 78 DOM
4. 2026-06-17
   days on market $249,000 Active 77 DOM
5. 2026-06-16
   days on market $249,000 Active 76 DOM
6. 2026-06-15
   days on market $249,000 Active 75 DOM
7. 2026-06-14
   days on market $249,000 Active 73 DOM
8. 2026-06-13
   pricedays on market $249,000 Active 72 DOM
9. 2026-06-10
   days on market $259,000 Active 70 DOM
10. 2026-06-09
    days on market $259,000 Active 69 DOM
11. 2026-06-08
    days on market $259,000 Active 68 DOM
12. 2026-06-07
    days on market $259,000 Active 67 DOM
13. 2026-06-05
    days on market $259,000 Active 64 DOM
14. 2026-06-03
    days on market $259,000 Active 63 DOM
15. 2026-06-02
    days on market $259,000 Active 62 DOM
16. 2026-06-01
    days on market $259,000 Active 61 DOM
17. 2026-05-31
    days on market $259,000 Active 60 DOM
18. 2026-05-30
    days on market $259,000 Active 59 DOM
19. 2026-04-02
    listed $259,000 Active
20. 2000-06-22
    soldstatus $16,000

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: +$108/yr (+$9/mo · 8.6%)

ⓘ 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: $18,459
• − Mortgage interest: −$13,948
• − Property taxes: −$1,261
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − HOA: −$240
• − Depreciation: −$7,244
• Taxable loss: −$8,432
• Est. tax savings @ 24.0%: +$2,024
• After-tax cash flow: $-1,809/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

+1518.8% since first listed

2 events — show timeline

• 2026-04-02 Listed $259,000 PARMLS
• 2000-06-22 Sold (Public Records) $16,000 Public Records

Property tax history

+13.4%/yr

Latest (2025): $1,261 · +58.0% YoY. Source: county tax records.