6464 Dillon Dr #93 · Pueblo, CO 81008

$84,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 258 Days on market

Built 2018 Est $75k · 13% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3 bed 2 bath home built in 2018 has 1216 square feet. Modern finishes and the split bedroom floor plan as well as open concept kitchen to living room make this home very desirable. Ample cupboards, counters and hidden laundry room and huge pantry! 5-burner gas stove, built-in microwave, dishwasher, washer and dryer included. Primary bedroom is 14.5 x12.25 and boasts ensuite bath and custom Ikea closet system. On the opposite end of the home are the other two bedrooms and an adjacent full bath. The shower heads in both bathrooms are installed to accommodate tall people. Carpets were just professional cleaned. Parking is easy with an oversized driveway. Yard is xeriscaped with lovely

Key facts

• Huge pantry
• Hidden laundry room
• Open concept kitchen

Tags

• SPLIT BEDROOM FLOOR PLAN
• OPEN CONCEPT KITCHEN
• HIDDEN LAUNDRY ROOM
• HUGE PANTRY
• 5 BURNER GAS STOVE
• CUSTOM IKEA CLOSET SYSTEM

Property features AI

Finance

• Financial info: Land lease applies
• HOA & community: No association amenities

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water
• Home design: Residential mobile home; Single-story (main living on one level); Zoned R-7
• Construction: Frame construction; Composition roof
• Exterior features: Front porch; Shed(s) on the property

Interior

• Kitchen: Range / Oven; Dishwasher; Disposal
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Central air; Ceiling fan(s) for additional cooling
• Interior features: Ceiling fans; Master bedroom on the main level; Double-pane windows; Smoke detectors
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.9% vs local median 2.6% in Pueblo — 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 73/100 on livability (#45 in CO) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D-, crime F, employment 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.
• Market conditions: 32 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 269 units permitted in Pueblo County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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.

Risks & watch-outs

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

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.72% ✓
• Cap rate: 24.89%
• Cash-on-cash: 66.43%
• DSCR: 3.96
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $75,392
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6464 Dillon Dr Unit 69	0.06mi	3/2.0	1,216 (0%)	24mo	$70,000	$58	77
6464 Dillon Dr Unit 34	0.10mi	3/2.0	1,216 (0%)	23mo	$73,400	$60	76
6464 Dillon Dr #89	0.08mi	3/2.0	1,232 (+1%)	24mo	$79,000	$64	74
6464 Dillon Dr #11	0.09mi	3/2.0	1,344 (+10%)	7mo	$98,000	$73	73
6464 Dillon Dr #2	0.26mi	3/2.0	1,080 (-11%)	18mo	$67,000	$62	54

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: 65.7%
• Equity multiple: 3.95×
• Total profit: $70,047
• Equity at exit: $12,659

10-year hold

• IRR: 70.0%
• Equity multiple: 8.10×
• Total profit: $168,876
• Equity at exit: $7,341

Cash invested: $23,772 (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 81008

• Active inventory: 32
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,313 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $1,316

Break-even live

Break-even rent $647

Max offer price $84,900

Occupancy floor 38%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Outlook Blvd Pueblo, CO	1.0–3.0	1.0–2.0	919	$2,155	$2.34	13d	12	0.70mi
4749 Eagleridge Cir Pueblo, CO	1.0–3.0	1.0–2.0	933	$2,701	$2.89	13d	23	0.99mi

Listing history 27 events

1. 2026-06-19
   days on market $84,900 Active 258 DOM
2. 2026-06-18
   days on market $84,900 Active 257 DOM
3. 2026-06-17
   days on market $84,900 Active 256 DOM
4. 2026-06-16
   days on market $84,900 Active 255 DOM
5. 2026-06-15
   days on market $84,900 Active 254 DOM
6. 2026-06-14
   days on market $84,900 Active 252 DOM
7. 2026-06-13
   days on market $84,900 Active 251 DOM
8. 2026-06-10
   days on market $84,900 Active 249 DOM
9. 2026-06-09
   days on market $84,900 Active 248 DOM
10. 2026-06-08
    days on market $84,900 Active 247 DOM
11. 2026-06-07
    days on market $84,900 Active 246 DOM
12. 2026-06-05
    days on market $84,900 Active 243 DOM
13. 2026-06-03
    days on market $84,900 Active 242 DOM
14. 2026-06-02
    days on market $84,900 Active 241 DOM
15. 2026-06-01
    days on market $84,900 Active 240 DOM
16. 2026-05-31
    days on market $84,900 Active 239 DOM
17. 2026-05-30
    days on market $84,900 Active 238 DOM
18. 2025-10-04
    listed $84,900 Active
19. 2025-08-29
    price $85,900
20. 2025-07-26
    price $86,500
21. 2025-05-09
    status Active
22. 2025-04-17
    status Pending
23. 2025-03-12
    listed $87,000 Active
24. 2025-01-05
    status Active
25. 2024-12-14
    status Pending
26. 2024-08-11
    listed $89,000 Active
27. 2011-12-02
    listed $25,500

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $467 · $39/mo
• Expected delta: +$100/yr (+$8/mo · 27.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $27,754
• − Mortgage interest: −$4,756
• − Property taxes: −$367
• − Insurance: −$424
• − Repairs & maintenance: −$2,220
• − Management: −$2,220
• − Depreciation: −$2,470
• Taxable income: $15,297
• Est. tax owed @ 24.0%: −$3,671
• After-tax cash flow: $12,121/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

• Score: 73/100
• State rank: #45
• US rank: #5089

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pueblo, CO
• County: Pueblo County · 151,887 people
• City population: 151,887
• Metro: Pueblo, CO
• Population (ZIP): 11,608
• Household income: $69,925
• Rent vs Own: 34.2% rent · 65.8% own
• Severe rent burden: 541.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 54% Hispanic / Latino 37% Two or more races 13% Black 4% Native American 3% Asian 2%
• Hispanic origin (detail): Mexican 22% Puerto Rican 1% Salvadoran 2%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, Dominican Republic, Vietnam
• Languages at home: 91% English-only · Spanish 5% Vietnamese 1% Tagalog/Filipino 1%

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: ▼ -263.86%
• Current HPI: 248.2818
• Rent YoY: —
• 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

+232.9% since first listed

10 events — show timeline

• 2025-10-04 Listed $84,900 PARMLS
• 2025-08-29 Price Changed $85,900 PARMLS
• 2025-07-26 Price Changed $86,500 PARMLS
• 2025-05-09 Relisted — PARMLS
• 2025-04-17 Pending — PARMLS
• 2025-03-12 Listed $87,000 PARMLS
• 2025-01-05 Relisted — PARMLS
• 2024-12-14 Pending — PARMLS
• 2024-08-11 Listed $89,000 PARMLS
• 2011-12-02 Listed $25,500 PARMLS

Property tax history

+29.7%/yr

Latest (2025): $367 · +289.6% YoY. Source: county tax records.