2900 W Acres Dr #18 · Steamboat Springs, CO 80487

$295,000

4 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 56 Days on market

Built 1979

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice well maintained 4 bedroom 2 bath home. New addition of entry foyer and 4th bedroom not included included in listed square footage, it adds approximately an addtitional 250 square footage. New shingle roof, new paint. new deck and front porch makes this an exceptional deal. Views of Ski Are from hot tub and back yard.

Key facts

• Covered front porch
• Fully fenced yard
• Built 1979

Tags

• EXPANSIVE LIVING AREAS
• BRIGHT OPEN GREAT ROOM
• PANTRY AND UTILITY ROOM
• PRIVATE PRIMARY SUITE
• FULLY FENCED YARD
• COVERED FRONT PORCH

Property features AI

Exterior

• Parking: Assigned parking; Off-street parking
• Utilities: Public water; Electricity available; Natural gas available; Water available; Cable available; Sewer connected
• Home design: Residential mobile home; Mobile Home zoning
• Construction: Metal roof; Other construction materials (see remarks); Built as mobile home
• Exterior features: Deck; City lot; Paved road access

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Gas water heater
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Has heating
• Interior features: Eat-in kitchen; Unfurnished; 11 total rooms
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $295k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 0.1% in Steamboat Springs — 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 74/100 on livability (#41 in CO, #4,975 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+; Watch: health & safety C-, amenities D, cost of living F.
• Steamboat Springs School District No. RE-2 (town): math 49% / reading 72% proficiency, ranked #4 of 86 in CO (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Sleeping Giant School (400 students, 17% FRL); Steamboat Springs High School (math 52% / reading 77%, grade B-, #32 of 381 statewide, top 9%, 842 students, 8% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising fast (+10.6%/yr); 555 active listings in the ZIP; solid renter incomes; 597 units permitted in Routt County in 2024 (418 in 5+ unit buildings).
• This rent runs 39% of the median local income ($110k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Routt County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $83k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $65k; list at $295k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1979 — 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 B-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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.26×
• Total profit: $21,476
• Equity at exit: $43,985

10-year hold

• IRR: 19.7%
• Equity multiple: 3.06×
• Total profit: $169,813
• Equity at exit: $25,506

Cash invested: $82,600 (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 80487

• Rents YoY: 10.6%
• Active inventory: 555
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,580 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $790

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 73%

Sensitivity live

Price	-10% $994	-5% $892	+0% $790	+5% $688	+10% $586
Rent	-10% $507	-5% $648	+0% $790	+5% $931	+10% $1,073
Rate	-1.0pp $938	-0.5pp $865	base $790	+0.5pp $713	+1.0pp $636

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $295,000 Active 56 DOM
2. 2026-06-18
   days on market $295,000 Active 55 DOM
3. 2026-06-17
   days on market $295,000 Active 54 DOM
4. 2026-06-16
   days on market $295,000 Active 53 DOM
5. 2026-06-15
   days on market $295,000 Active 52 DOM
6. 2026-06-14
   days on market $295,000 Active 50 DOM
7. 2026-06-12
   days on market $295,000 Active 49 DOM
8. 2026-06-09
   days on market $295,000 Active 46 DOM
9. 2026-06-08
   days on market $295,000 Active 45 DOM
10. 2026-06-07
    days on market $295,000 Active 44 DOM
11. 2026-06-07
    days on market $295,000 Active 43 DOM
12. 2026-06-04
    days on market $295,000 Active 40 DOM
13. 2026-06-02
    days on market $295,000 Active 39 DOM
14. 2026-06-01
    days on market $295,000 Active 38 DOM
15. 2026-05-31
    days on market $295,000 Active 37 DOM
16. 2026-05-31
    days on market $295,000 Active 36 DOM
17. 2026-04-23
    listed $295,000 Active
18. 2012-08-30
    soldstatus $65,000 328-char remark

    Show marketing remark (328 chars)

    Very nice well maintained 4 bedroom 2 bath home. New addition of entry foyer and 4th bedroom not included included in listed square footage, it adds approximately an addtitional 250 square footage. New shingle roof, new paint. new deck and front porch makes this an exceptional deal. Views of Ski Are from hot tub and back yard.

19. 2012-06-28
    historical
20. 2012-06-27
    listed $69,500
21. 2012-06-25
    listed $64,500 328-char remark

    Show marketing remark (328 chars)

    Very nice well maintained 4 bedroom 2 bath home. New addition of entry foyer and 4th bedroom not included included in listed square footage, it adds approximately an addtitional 250 square footage. New shingle roof, new paint. new deck and front porch makes this an exceptional deal. Views of Ski Are from hot tub and back yard.

22. 2012-01-19
    historical
23. 2011-10-18
    listed $80,000
24. 1997-09-08
    soldstatus $51,000

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥85°F today · 24 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,964
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,437
• − Management: −$3,437
• − Depreciation: −$8,582
• Taxable income: $5,084
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $8,258/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: Steamboat Springs School District No. RE-2
• NCES district ID: 0806660
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 72% ▲ 1.00%
• Median HH income: $67,833
• Composite: 53.1/100
• National rank: #1513
• State rank: #4 of 86 in CO

Livability — Steamboat Springs

• Score: 74/100
• State rank: #41
• US rank: #4975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Steamboat Springs, CO
• County: Routt County · 18,525 people
• City population: 18,525
• Metro: Steamboat Springs, CO
• Population (ZIP): 18,525
• Household income: $109,659
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 644.0

Population outlook (Routt County) Hauer SSP2

• Today (2025): 27,283 people
• By 2030: 28,555 · +4.7%
• By 2040: 30,578 · +12.1%
• By 2050: 32,328 · +18.5%
• By 2075: 36,897 · +35.2%
• By 2100: 38,794 · +42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 12% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Routt

• 2024 margin: Strong D (+27.7) · D 62.5% · R 34.8% · Other 2.8%
• 2008→2024 swing: +0.9pp no change · 2008: 26.9pp · 2024: 27.7pp
• All cycles: 2024: D+27.7 2020: D+27.6 2016: D+17.0 2012: D+15.6 2008: D+26.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -342.73%
• Current HPI: 471.8844
• Rent YoY: ▲ 10.61%
• Metro: Steamboat Springs, 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

+478.4% since first listed

8 events — show timeline

• 2026-04-23 Listed $295,000 SAR
• 2012-08-30 Sold (MLS) $65,000 REColorado as Distributed by MLS Grid
• 2012-06-28 Listing Removed — REColorado as Distributed by MLS Grid
• 2012-06-27 Listed $69,500 REColorado as Distributed by MLS Grid
• 2012-06-25 Listed $64,500 REColorado as Distributed by MLS Grid
• 2012-01-19 Listing Removed — REColorado as Distributed by MLS Grid
• 2011-10-18 Listed $80,000 REColorado as Distributed by MLS Grid
• 1997-09-08 Sold (Public Records) $51,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $315 · +4.1% YoY. Source: county tax records.