29 Danny St · Castle Rock, CO 80109

$100,000

1 bd · 1.0 ba · 1,248 sqft · Manufactured public records · 15 Days on market

Built 1985 Est $100k · at est.

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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 +7.4/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home in quiet park. Corner lot with Astro turf and small area for garden. Pets are allowed. The mobile home is handicapped accessible and has a wheelchair ramp . There is an outdoor shed for storage along with a carport. Anyone interested must apply pass background and credit check as required by the mobile home park there is a lot fee associated with this property. Open to reasonable offers Also the park requires you to pass background check and credit check . They don & acirc; & euro; & trade; t allow renters so no investment companies please. The lot fee is 1060.00 per month plus water and trash

Key facts

• Astro turf
• Carport
• Outdoor shed

Tags

• CORNER LOT
• ASTRO TURF
• SMALL AREA FOR GARDEN
• OUTDOOR SHED
• CARPORT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 3.1% in Castle Rock — 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 78/100 on livability (#15 in CO, #2,469 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, employment A+; Watch: health & safety D+, commute D-, cost of living F.
• Douglas County School District No. RE-1 (suburban): math 45% / reading 62% proficiency, ranked #7 of 86 in CO (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 183 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 3,131 units permitted in Douglas County in 2024 (950 in 5+ unit buildings).
• This rent is only 15% of the median local income ($155k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Douglas County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.4% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 1.93% ✓
• Cap rate: 17.33%
• Cash-on-cash: 39.40%
• DSCR: 2.75
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $99,840
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Darren St	0.10mi	2/2.0 (+1)	1,120 (-10%)	13mo	$90,000	$80	58

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 · 0.38% rent growth · sell at horizon

5-year hold

• IRR: 32.8%
• Equity multiple: 2.33×
• Total profit: $37,371
• Equity at exit: $14,910

10-year hold

• IRR: 38.4%
• Equity multiple: 4.16×
• Total profit: $88,549
• 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 80109

• Home prices YoY: -24.0%
• Rents YoY: 0.4%
• Active inventory: 183
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $919

Break-even live

Break-even rent $765

Max offer price $100,000

Occupancy floor 47%

Sensitivity live

Price	-10% $976	-5% $948	+0% $919	+5% $891	+10% $863
Rent	-10% $767	-5% $843	+0% $919	+5% $996	+10% $1,072
Rate	-1.0pp $970	-0.5pp $945	base $919	+0.5pp $893	+1.0pp $867

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: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Jerry St Castle Rock, CO	3.0	1.0–3.0	862	$1,932	$2.24	13d	149	0.32mi
307 Jerry St Castle Rock, CO	2.0	1.0	1150	$1,995	$1.73	15d	1	0.44mi
115 Wilcox St Castle Rock, CO	2.0	1.0–2.0	825	$2,064	$2.50	2d	6	0.57mi
415 Lewis St Castle Rock, CO	1.0	1.0	768	$1,495	$1.95	15d	1	0.62mi
20 Wilcox St Castle Rock, CO	1.0–3.0	1.0–2.0	1180	$2,350	$1.99	24d	2	0.66mi
701 Canyon Dr Unit 701 Castle Rock, CO	2.0	2.0	1060	$2,000	$1.89	5d	1	0.66mi
677 Canyon Dr Castle Rock, CO	2.0	2.0	1299	$2,300	$1.77	15d	1	0.68mi
122 Lewis St Unit B Castle Rock, CO	2.0	1.0	750	$1,550	$2.07	18d	1	0.76mi
7 Cantril St Castle Rock, CO	2.0–3.0	1.0–2.0	1072	$1,795	$1.67	3d	5	0.77mi
602 South St Unit C Castle Rock, CO	2.0	1.0	890	$1,450	$1.63	24d	1	0.82mi
472 S Gilbert St Castle Rock, CO	2.0	1.0	860	$1,520	$1.77	3d	1	1.14mi
481 S Oman Rd Castle Rock, CO	2.0	1.0	867	$1,525	$1.76	5d	1	1.15mi
910 Bishop Ct Castle Rock, CO	2.0	1.0	900	$1,334	$1.48	16d	1	1.29mi
1100 E Plum Creek Pkwy Castle Rock, CO	1.0–3.0	1.0–2.0	984	$1,492	$1.52	3d	33	1.42mi

Listing history 10 events

1. 2026-06-18
   days on market $100,000 Active 15 DOM
2. 2026-06-17
   days on market $100,000 Active 14 DOM
3. 2026-06-16
   days on market $100,000 Active 13 DOM
4. 2026-06-15
   days on market $100,000 Active 12 DOM
5. 2026-06-13
   days on market $100,000 Active 10 DOM
6. 2026-06-10
   days on market $100,000 Active 6 DOM
7. 2026-06-08
   days on market $100,000 Active 5 DOM
8. 2026-06-07
   days on market $100,000 Active 4 DOM
9. 2026-06-04
   remarks 612-char remark
10. 2026-06-04
    listed $100,000 Active 1 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: $460 · $38/mo
• Projected year-2 tax: $550 · $46/mo
• Expected delta: +$90/yr (+$8/mo · 19.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 9 d/yr ≥89°F today · 24 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: $23,146
• − Mortgage interest: −$5,602
• − Property taxes: −$460
• − Insurance: −$500
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$2,909
• Taxable income: $9,972
• Est. tax owed @ 24.0%: −$2,393
• After-tax cash flow: $8,639/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: Douglas County School District No. RE-1
• NCES district ID: 0803450
• Math proficiency: 45% ▼ -3.00%
• Reading proficiency: 62% ▲ 3.00%
• Median HH income: $103,175
• Composite: 50.71/100
• National rank: #1818
• State rank: #7 of 86 in CO

Livability — Castle Rock

• Score: 78/100
• State rank: #15
• US rank: #2469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Castle Rock, CO
• County: Douglas County · 358,815 people
• City population: 66,879
• Metro: Denver-Aurora-Lakewood, CO
• Population (ZIP): 28,400
• Household income: $155,025
• Rent vs Own: 18.6% rent · 81.4% own
• Severe rent burden: 472.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 400,644 people
• By 2030: 438,441 · +9.4%
• By 2040: 509,940 · +27.3%
• By 2050: 571,695 · +42.7%
• By 2075: 699,992 · +74.7%
• By 2100: 751,119 · +87.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 8% Asian 2% Black 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 4% Slovak 3% Portuguese 3%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Other Indo-European 1%

Political lean MEDSL · Douglas

• 2024 margin: Lean R (+7.0) · D 45.3% · R 52.3% · Other 2.4%
• 2008→2024 swing: +10.2pp toward D · 2008: -17.2pp · 2024: -7.0pp
• All cycles: 2024: R+7.0 2020: R+7.2 2016: R+18.1 2012: R+26.5 2008: R+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.64%
• Current HPI: 268.6028
• Rent YoY: ▲ 0.38%
• Metro: Denver-Aurora-Lakewood, 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

1 event — show timeline

• 2026-06-04 Listed $100,000 FSBO.com

Property tax history

+7.3%/yr

Latest (2025): $460 · +205.8% YoY. Source: county tax records.